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 147 m², built in 2020, energy rating D. Located on rua Caetano Beirão, 3, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This property features a dedicated drying area on the rooftop, enhancing its storage potential, and is situated near abundant local amenities and excellent public transport links for convenience.
The valuation. The asking price of €549,000 is situated at a 6.4% premium over the fair value of €516,004, indicating a valuation that remains fair in the current market. Buy-to-flip angle. The resale strategy focuses on enhancing the property’s appeal through minor renovations, targeting a sale price above €600,000 to ensure a profitable flip. Buy-to-let angle. With an estimated rental income of €1,693 per month, the property offers a gross yield of 3.7%, making it a viable option for long-term rentals in a desirable suburban location.
Fair value modelled at €516,004 from 6 comparable sales in the area. Asking €549,000 sits €32,996 (6.4%) above — overpriced versus fair value.
Asking €549,000 versus the rua Caetano Beirão, 3 area baseline of €493,399 (€3,356/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €493,399, adjusted for condition and micro-location, gives a modelled fair value of €516,004 (€3,510/m²), a €32,996 (6.4%) gap versus the €549,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Caetano Beirão, 3 | Subject | €549,000 | €3,735 | — | 72 | 75 |
| alameda Alto dos Barronhos S / N | Active | €585,000 | €3,112 | 16.7% | 78 | 75 |
| avenida Edmundo Lima Bastos | Active | €620,000 | €3,388 | 9.3% | 73 | 79 |
| avenida das Laranjeiras, 12 | Active | €599,000 | €1,280 | 65.7% | 70 | 73 |
| rua Artur Duarte, 3 | Active | €425,000 | €3,632 | 2.7% | 76 | 78 |
| Median comp | €592,000 | €3,250 | 13.0% | 75 | 77 |
Long-term rental The property offers a gross yield of 3.7%, which aligns with the regional average in the Greater Lisbon suburban area. Given its fair value evaluation and solid condition, it can be positioned effectively in the long-term rental market. Buy-and-hold With a fair valuation and a modest gap of 6.4%, this 3-bed apartment holds potential for appreciation in a stable neighborhood. The good local transit and amenities further enhance its profile as a solid buy-and-hold investment. Family rental The apartment's spacious layout and favorable location make it suitable for families seeking modern living in the Greater Lisbon area. While the property is fairly priced, the strong neighborhood amenities offer a high quality of life for potential tenants. Not ideal for short-term vacation rental, luxury market, or student housing Given the property’s fair value, it is not strategically appropriate for the short-term vacation rental market where demand exceeds supply. Additionally, the pricing and condition make it less suitable for high-end luxury markets or student accommodations in Greater Lisbon.
Economic volatility risk With an economic stability score of 85/100, there is a risk of fluctuating market conditions impacting the property's value in the future, despite the relatively high score. Tenant turnover risk A tenant stability score of 75/100 suggests there could be a significant turnover rate that may lead to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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