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.
5-bedroom, 3-bathroom apartment of 147 m² on the 1st floor, energy rating C. Located on parque de Santa Cruz, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment features a stylish attic conversion with skylights, sloped ceilings, and premium finishes, enhancing both space and character beyond traditional layouts.
The valuation. The asking price of €497,500 is situated just below the fair value of €503,588, by €6,088 (1.2%). This positions the property as fairly priced in the current market.
Fair value modelled at €503,588 from 6 comparable sales in the area. Asking €497,500 sits €6,088 (1.2%) below — the upside to fair value.
Asking €497,500 versus the parque de Santa Cruz area baseline of €430,840 (€2,931/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €430,840, adjusted for condition and micro-location, gives a modelled fair value of €503,588 (€3,426/m²), a €6,088 (1.2%) gap versus the €497,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Santa Cruz | Subject | €497,500 | €3,384 | — | 88 | 80 |
| rua Sertório do Monte Pereira, 7 | Active | €550,000 | €2,466 | 27.1% | 76 | 71 |
| avenida Marginal | Active | €699,000 | €3,393 | 0.3% | 78 | 74 |
| Águas Livres · f10cc0 | Active | €415,000 | €3,458 | 2.2% | 80 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 43944f | Active | €1,700,000 | €4,019 | 18.7% | 80 | 73 |
| Median comp | €624,500 | €3,426 | 1.2% | 79 | 74 |
Long-term rental The property in Carnaxide e Queijas offers a reasonable yield of 4.3%, aligning well with typical return expectations for long-term rental investments. With a fair value slightly above the current listing price, it represents a neutral investment opportunity in terms of pricing. Family rental Ideal for families given its spacious 147m² layout, the apartment is well-positioned near amenities that appeal to this demographic. Though priced fairly, the 82/100 condition rating suggests that some minor updates may enhance its attractiveness to potential family tenants. Buy-and-hold This property presents a stable option for a buy-and-hold strategy, benefiting from the safety profile associated with suburban Lisbon living. While the investment is currently valued fairly, its proximity to Lisbon may provide decent long-term capital appreciation potential. Not ideal for The property is not suited for student housing due to the demographic and location, which may not attract a large student population. Additionally, it is less appropriate for short-term vacation rentals and the luxury market given its pricing and characteristics.
Economic Dependence The relatively high economic stability score of 80 indicates a solid foundation, but the tenant stability score of 75 suggests potential volatility in rental income due to less secure tenant retention, which could impact overall revenue stability.
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