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 121 m² on the 4th floor, built in 1981, energy rating C. Located on rua João das Regras, 3, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Feature: The apartment's high ceilings and open-plan layout not only enhance the spacious feel but also create an inviting atmosphere filled with natural light.
The valuation. The asking price of €650,000 sits above the fair value of €605,966 by €44,034, or 7.3%. This property is fairly priced in the current market context.
Fair value modelled at €605,966 from 6 comparable sales in the area. Asking €650,000 sits €44,034 (7.3%) above — overpriced versus fair value.
Asking €650,000 versus the rua João das Regras, 3 area baseline of €576,698 (€4,766/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €576,698, adjusted for condition and micro-location, gives a modelled fair value of €605,966 (€5,008/m²), a €44,034 (7.3%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João das Regras, 3 | Subject | €650,000 | €5,372 | — | 83 | 78 |
| rua José Estêvão | Active | €399,000 | €4,113 | 23.4% | 85 | 73 |
| rua Gregório Lopes | Active | €870,000 | €6,214 | 15.7% | 78 | 76 |
| rua Vicente Dias | Active | €740,000 | €5,564 | 3.6% | 80 | 72 |
| Venteira · 162591 | Active | €433,000 | €4,047 | 24.7% | 72 | 81 |
| Median comp | €586,500 | €4,839 | 9.9% | 79 | 75 |
Long-term rental The 3-bed apartment in Carnaxide e Queijas presents an opportunity for long-term rental with a gross yield of 2.6%, making it competitive for consistent income generation. Given the neighborhood's rating of 78/100, tenants can expect quality living conditions despite a slight gap of 7.3% from the fair value of €605,966. Family rental This property is positioned well for family rentals, thanks to its spacious 121m² layout and the area's proximity to family-friendly amenities, contributing to its appeal to prospective tenants. While the listing is at €650,000, the fair value aligns closely at €605,966, making the investment consistent with the potential quality of life for families in the neighborhood. Buy-and-hold As a buy-and-hold investment, the property in Carnaxide e Queijas reflects a strategy that benefits from the location's stable employment opportunities within the technology sector. While the price is currently set at €650,000, which is reasonably close to the fair value, the yield of 2.6% indicates potential for gradual appreciation and capital growth over time.
Potential Tenant Turnover: With a tenant stability score of 75/100, there is a risk of higher turnover rates which can lead to increased vacancy periods and associated costs.
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