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.
3-bedroom, 2-bathroom apartment of 92 m² on the 1st floor, built in 1980, energy rating C. Located on rua Eça de Queiroz, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment offers newly installed frames in all rooms for enhanced insulation and is positioned near local schools, providing convenience for families.
The valuation. The asking price of €390,000 sits €35,546 (10.0%) above the fair value of €354,454, indicating fair market conditions but suggesting room for negotiation based on comparable sales. This apartment is accurately priced within the competitive Greater Lisbon area.
Fair value modelled at €354,454 from 6 comparable sales in the area. Asking €390,000 sits €35,546 (10.0%) above — overpriced versus fair value.
Asking €390,000 versus the rua Eça de Queiroz area baseline of €359,400 (€3,907/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €359,400, adjusted for condition and micro-location, gives a modelled fair value of €354,454 (€3,853/m²), a €35,546 (10.0%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eça de Queiroz | Subject | €390,000 | €4,239 | — | 72 | 77 |
| Benfica · efdd24 | Active | €580,000 | €4,462 | 5.2% | 70 | 74 |
| Carnaxide e Queijas · 25f484 | Active | €515,000 | €3,872 | 8.7% | 75 | 77 |
| rua Artur Duarte | Active | €475,000 | €4,358 | 2.8% | 72 | 76 |
| praceta António Enes, 1 | Active | €495,000 | €3,667 | 13.5% | 74 | 77 |
| Median comp | €505,000 | €4,115 | 2.9% | 73 | 77 |
Long-term rental The 3-bed apartment in Carnaxide e Queijas provides a competitive gross yield of 4.1%, making it an attractive option for long-term rental. However, given that the listing price is 10.0% above fair value, investors should be cautious about potential returns. Buy-and-hold With the property positioned in the Greater Lisbon region and a neighborhood quality score of 77/100, it offers decent long-term investment prospects. Nevertheless, the current listing price is 10.0% higher than the assessed fair value, suggesting potential overvaluation risks for buy-and-hold investors. Family rental This apartment's familial suitability is supported by its good neighborhood rating and relative proximity to Lisbon's amenities, enhancing its appeal to families. However, potential renters should consider that the property is priced 10.0% above its fair value, indicating a need for careful financial analysis. Short-term vacation rental The property is not ideal for short-term vacation rentals due to its pricing at 10.0% above fair value, which could limit investor profitability. Additionally, the less favorable metrics in terms of condition (75/100) may deter short-term renters looking for premium experiences. Student housing This apartment is not positioned well for student housing due to its overvaluation of 10.0% above the fair market price. With competition from more affordable options likely in the area, potential profitability from a student rental strategy appears limited.
Tenant volatility risk With a tenant stability score of 75/100, there is a potential risk of tenant turnover impacting cash flow, especially compared to the high economic stability score of 90/100.
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