This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 117 m² on the 3rd floor. Located on rua Artur Duarte, 3, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This apartment features modern energy-efficient windows with double glazing, enhancing thermal comfort and reducing noise pollution in the busy residential area of Carnaxide.
The valuation. The asking price of €425,000 is significantly above the fair value of €306,080, representing an overpricing of €118,920 (38.9%). As such, this property is not an appealing investment opportunity.
Fair value modelled at €306,080 from 6 comparable sales in the area. Asking €425,000 sits €118,920 (38.9%) above — overpriced versus fair value.
Asking €425,000 versus the rua Artur Duarte, 3 area baseline of €275,902 (€2,358/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €275,902, adjusted for condition and micro-location, gives a modelled fair value of €306,080 (€2,616/m²), a €118,920 (38.9%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Artur Duarte, 3 | Subject | €425,000 | €3,632 | — | 76 | 78 |
| Carnaxide e Queijas · 15e30e | Active | €399,000 | €3,298 | 9.2% | 70 | 78 |
| rua Constança Capdeville | Active | €495,000 | €2,357 | 35.1% | 80 | 73 |
| alameda Alto dos Barronhos S / N | Active | €585,000 | €3,112 | 14.3% | 78 | 75 |
| rua 1º de Maio, 16 | Active | €180,000 | €2,250 | 38.1% | 70 | 74 |
| Median comp | €447,000 | €2,735 | 24.7% | 74 | 75 |
Long-term rental This property is overpriced, with a 38.9% gap compared to its fair value, which can limit rental yield potential for investors seeking stable, long-term returns. Additionally, the current yield of 3.9% gross suggests insufficient compensation for holding this asset in a market with better options. Buy-and-hold Given that the apartment is priced above fair value, it may struggle to appreciate significantly in the near future, which diminishes its attractiveness as a buy-and-hold investment. With a less favorable valuation, investors might miss out on better opportunities elsewhere that align with long-term growth strategies. Family rental Despite the potential appeal to families due to the proximity to amenities and low crime rates, the property is overpriced and may lead to higher vacancy rates if it remains priced out of market expectations. The existing 3.9% yield may not adequately cover the investment risks in a suburban area with ongoing competition in family rental options.
Market Dependence Risk The economic stability score of 75 indicates a moderate risk tied to potential fluctuations in economic conditions, which could impact tenant retention despite a relatively high tenant stability score of 80.
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