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.
4-bedroom, 5-bathroom house of 363 m², built in 2011, energy rating B. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a state-of-the-art outdoor gourmet kitchen with an eight-burner Marmont barbecue and an extensive organic garden with various fruit trees and herbs.
The valuation. The asking price of €2,450,000 sits 4.7% above the fair value of €2,340,601, indicating that it is fairly priced in the current market context.
Fair value modelled at €2,980,000 from 5 comparable sales in the area. Asking €2,450,000 sits €530,000 (17.8%) below — the upside to fair value.
Asking €2,450,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €2,824,821 (€7,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €2,824,821, adjusted for condition and micro-location, gives a modelled fair value of €2,980,000 (€8,209/m²), a €530,000 (17.8%) gap versus the €2,450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · e833ec | Subject | €2,450,000 | €6,749 | — | 91 | 80 |
| rua Raul Chorão Ramalho, 19 | Active | €2,980,000 | €8,209 | 21.6% | 78 | 80 |
| rua Gonçalo Velho Cabral | Active | €3,950,000 | €12,701 | 88.2% | 85 | — |
| Belém · dee629 | Active | €1,197,000 | €4,534 | 32.8% | 82 | 78 |
| Belém · 8751cb | Active | €2,800,000 | €6,222 | 7.8% | 80 | 74 |
| Median comp | €2,890,000 | €7,216 | 6.9% | 81 | 78 |
Long-term rental The property presents a gross yield of 2.1%, which indicates a moderate return compared to similar properties in the Lisbon metropolitan area. Given its fair valuation at €2,340,601, it remains a stable choice for long-term rental without significant upside potential. Family rental The 4-bed house in Carnaxide e Queijas is well-positioned to attract families due to its spacious layout and local amenities, contributing to a favorable living environment. However, with the property's fair value reflecting a slight premium, caution is warranted to ensure rental income aligns with investment expectations. Buy-and-hold While this property is situated in a promising neighborhood with good tenant quality and access to city amenities, its fair value suggests that appreciation may be limited in the near term. Investors should anticipate maintaining the property for an extended period to realize value growth amid the competitive Lisbon housing market. Not ideal for: Luxury market The property’s placement in the market does not align with luxury buyer expectations, which often demand distinctive, high-end features absent in this offering. As such, pursuing this segment for resale may yield disappointing returns. Not ideal for: Short-term rental Given the gross yield of 2.1%, the property does not present an attractive proposition for short-term rental operations, which typically seek higher returns. Furthermore, the overall conditions and neighborhood characteristics may not support the desired income levels of this strategy. Not ideal for: Student housing The spacious family-oriented design and the property's location, while advantageous, do not cater well to student demographics typically seeking affordable housing options closely aligned with university campuses. Consequently, positioning this asset for student housing would likely yield lower occupancy rates.
Tenant turnover risk The tenant stability score of 75/100 suggests potential for higher turnover rates, which can lead to increased vacancies and costs associated with re-leasing the property.
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