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 109 m² on the 5th floor, built in 1987, energy rating D. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living space, and its marble-clad entrance points to a higher-quality original construction despite current maintenance issues.
The valuation. The asking price of €460,000 sits €109,083 (31.1%) above the fair value of €350,917, indicating that the property is overpriced relative to market expectations. Buy-to-flip angle. A buy-to-flip strategy would involve renovations to enhance appeal, targeting a resale price that exceeds the total investment significantly. Buy-to-let angle. The estimated gross yield of 3.6%, or €1,380/month, suggests potential for steady rental income, appealing to families seeking housing in a suburban area near Lisbon.
Fair value modelled at €350,917 from 6 comparable sales in the area. Asking €460,000 sits €109,083 (31.1%) above — overpriced versus fair value.
Asking €460,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €447,486 (€4,105/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €447,486, adjusted for condition and micro-location, gives a modelled fair value of €350,917 (€3,219/m²), a €109,083 (31.1%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 76a96f | Subject | €460,000 | €4,220 | — | 45 | 79 |
| rua Vasco da Gama, 21 | Active | €450,000 | €4,412 | 4.5% | 55 | 77 |
| avenida Conde de Oeiras, 4 | Active | €299,900 | €3,124 | 26.0% | 55 | 68 |
| Venteira · 828e9b | Active | €295,000 | €3,207 | 24.0% | 41 | 72 |
| rua Maria Lamas | Active | €320,000 | €3,232 | 23.4% | 62 | 74 |
| Median comp | €309,950 | €3,220 | 23.7% | 55 | 73 |
Long-term rental The current asking price of €460,000 presents a 31.1% premium over the fair value of €350,917, suggesting the property is overpriced for the long-term rental strategy. Additionally, with a gross yield of 3.6% and a condition rating of 49/100, the investment presents limited appeal to potential tenants seeking quality accommodations. Family rental Given the property's overpriced valuation and modest condition score of 49/100, it may struggle to attract families who typically seek better value and quality in housing. Despite the favorable neighborhood score of 79/100, the asking price detracts from the competitiveness expected in the family rental market. Buy-and-hold Investing in this property under the current market conditions is not advisable, as it is priced 31.1% above its fair value, leading to potential complications for long-term appreciation. The average gross yield of 3.6% and the underlying market dynamics indicate that this buy-and-hold strategy may not realize its intended value growth due to the overpriced nature of the asset.
Economic downturn risk A potential economic downturn may affect the property, especially considering the economic stability score of 80/100, which although strong, is not immune to fluctuations, and the tenant stability score of 70/100 may indicate a higher likelihood of tenant turnover during tougher economic times.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
