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 110 m², energy rating D. Located on rua Professor Ruy de Luís Gomes, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy features: This apartment includes solar panels with a battery system and a home automation system for enhanced energy efficiency and modern living convenience.
The valuation. The asking price of €535,000 is €154,555 (40.6%) above the fair value of €380,445; the property is overpriced compared to market standards. Buy-to-flip angle. A resale strategy could leverage the high-quality modern renovation, targeting buyers willing to pay a premium for a well-finished unit in a desirable suburban location. Buy-to-let angle. With an estimated monthly rental income of €1,338, the gross yield of 3% indicates limited short-term gains, suggesting a more stable long-term buy-and-hold strategy may be beneficial for consistent cash flow.
Fair value modelled at €380,445 from 6 comparable sales in the area. Asking €535,000 sits €154,555 (40.6%) above — overpriced versus fair value.
Asking €535,000 versus the rua Professor Ruy de Luís Gomes area baseline of €374,886 (€3,408/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €374,886, adjusted for condition and micro-location, gives a modelled fair value of €380,445 (€3,459/m²), a €154,555 (40.6%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Ruy de Luís Gomes | Subject | €535,000 | €4,864 | — | 82 | 75 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 001966 | Active | €648,000 | €4,596 | 5.5% | 65 | 74 |
| estrada do Zambujal | Active | €395,000 | €3,292 | 32.3% | 70 | 73 |
| Águas Livres · 6a9462 | Active | €298,000 | €3,548 | 27.1% | 69 | 77 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 99f369 | Active | €399,000 | €4,586 | 5.7% | 64 | 69 |
| Median comp | €397,000 | €4,067 | 16.4% | 67 | 74 |
Long-term rental The property’s listing price reflects a significant 40.6% gap from its fair value of €380,445, indicating it is overpriced in the current market. With a gross yield of only 3%, the long-term rental strategy may yield limited returns compared to the investment cost. Short-term vacation rental Given the 40.6% markup above fair value, the property is not positioned favorably for a short-term vacation rental strategy. Additionally, the decent condition (79/100) and neighborhood rating (75/100) do not compensate for the high entry price, complicating profitability. Buy-and-hold At €535,000, the property demonstrates a significant overpricing relative to its fair value, discouraging a buy-and-hold investment approach. The potential appreciation in a stable suburban neighborhood may be undermined by the high cost of acquisition and low gross yield of 3%. Not ideal for student housing The property’s characteristics, combined with its overpriced status, make it a poor candidate for student housing. The existing neighborhood amenities and tenant quality do not align with the typical needs and budgets of student renters.
Economic volatility risk Despite an economic stability score of 80/100, the tenant stability score of 70/100 indicates a potential risk if tenant turnover increases, which could affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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