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 110 m² on the 1st floor, built in 2014, energy rating B. Located on avenida das Nações Unidas, 28, Carnide parish, Lisbon municipality, Lisbon district. The property includes installation for an electric vehicle charging station, enhancing its appeal for eco-conscious buyers in a tranquil, family-friendly neighborhood.
The valuation. The asking price of €600,000 is €61,108 (11.3%) above its fair value of €538,892, indicating the property is overpriced. This discrepancy suggests a need for negotiation to align the purchase price with the valuation.
Fair value modelled at €538,892 from 6 comparable sales in the area. Asking €600,000 sits €61,108 (11.3%) above — overpriced versus fair value.
Asking €600,000 versus the avenida das Nações Unidas, 28 area baseline of €488,661 (€4,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 is below the parish average, reducing 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 €488,661, adjusted for condition and micro-location, gives a modelled fair value of €538,892 (€4,899/m²), a €61,108 (11.3%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Nações Unidas, 28 | Subject | €600,000 | €5,455 | — | 70 | 80 |
| Odivelas · 25f6c9 | Active | €565,000 | €3,767 | 30.9% | 78 | 68 |
| rua Ana de Castro Osório, 5 | Active | €426,000 | €6,086 | 11.6% | 75 | 76 |
| Lumiar · ee8889 | Active | €549,000 | €5,967 | 9.4% | 78 | 78 |
| Lumiar · 19f728 | Active | €475,000 | €6,013 | 10.2% | 71 | 72 |
| Median comp | €512,000 | €5,990 | 9.8% | 77 | 74 |
Long-term rental The property at €600,000 presents a challenge for long-term rental investors given its gross yield of only 3.2% and the significant gap of 11.3% compared to its fair value of €538,892. This indicates that potential returns may be insufficient to justify the investment in a competitive rental market. Family rental While the apartment is situated in a safe, family-friendly neighborhood with local amenities, its current price point of €600,000 is not aligned with the fair value of €538,892, revealing a concerning 11.3% premium. Families seeking rental accommodations may find more appealing options within the market that offer better value. Buy-and-hold Despite the property's decent condition rating of 72/100 and a favorable location with good connectivity to Lisbon, the asking price is significantly above its fair value, making a buy-and-hold strategy less attractive at this time. Investors may want to reconsider as the property's 3.2% gross yield does not support the inflated price relative to expected appreciation in a suburban setting. Not ideal for: Short-term vacation rental Given the current listing price over fair value, the property appears unsuitable for short-term vacation rentals, as the higher price could deter potential guests looking for value. The combination of its suburban location and pricing could lead to prolonged vacancy periods, making it a risky investment in this segment.
Economic downturn risk A strong economic stability score of 80 may still be vulnerable to fluctuations, with tenant stability at 75 indicating potential challenges in maintaining occupancy during economic shifts.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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