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, 2-bathroom apartment of 155 m² on the 1st floor, energy rating A. Located on parque de Santa Cruz, 8, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes two dedicated garage spaces equipped with electric vehicle charging, and offers exclusive access to a rooftop pool with panoramic views.
The valuation. The asking price of €695,000 sits €30,179 (4.5%) above the fair value of €664,821. This places the property at a reasonable valuation level, indicating a fair market price.
Fair value modelled at €664,821 from 6 comparable sales in the area. Asking €695,000 sits €30,179 (4.5%) above — overpriced versus fair value.
Asking €695,000 versus the parque de Santa Cruz, 8 area baseline of €578,918 (€3,735/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €578,918, adjusted for condition and micro-location, gives a modelled fair value of €664,821 (€4,289/m²), a €30,179 (4.5%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Santa Cruz, 8 | Subject | €695,000 | €4,484 | — | 90 | 74 |
| avenida Jaime Cortesão, 23 | Active | €620,000 | €4,336 | 3.3% | 80 | 75 |
| rua Professor Noronha Feio | Active | €540,000 | €4,154 | 7.4% | 80 | 78 |
| travessa Visconde Moreira de Rey | Active | €849,000 | €4,245 | 5.3% | 85 | 75 |
| travessa Visconde Moreira de Rey | Active | €520,000 | €4,333 | 3.4% | 75 | 81 |
| Median comp | €580,000 | €4,289 | 4.3% | 80 | 77 |
Long-term rental The 2-bed apartment in Carnaxide e Queijas, listed at €695,000, shows a slight premium over its fair value of €664,821, representing a 4.5% gap. With a gross yield of 3%, this property offers stable rental potential in a suburban area with good connectivity to Lisbon city center. Buy-and-hold This property, priced at €695,000, is fairly valued compared to its estimated worth of €664,821, indicating balanced investment potential. Its good condition rating of 88/100 combined with a solid neighborhood score of 74/100 supports a long-term hold strategy. Value-add renovation While the apartment is currently priced at €695,000, slightly above the fair value of €664,821, it maintains a favorable condition rating of 88/100 which suggests potential for aesthetic improvements. Targeted renovations could enhance its appeal further, supporting a value-add strategy in an area with essential amenities and good tenant quality.
[Tenant turnover risk] With a Tenant stability score of 60/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and lost rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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