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, 1-bathroom apartment of 81 m², energy rating D. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This apartment features a spacious living room that enhances social interactions, along with an entry hall providing a welcoming atmosphere upon entering.
The valuation. The asking price of €440,000 exceeds the fair value of €402,336 by €37,664 (8.6%), indicating that the property is overpriced. This discrepancy should be carefully considered when assessing the investment.
Fair value modelled at €402,336 from the area baseline, adjusted for condition and location. Asking €440,000 sits €37,664 (8.6%) above — overpriced versus fair value.
Asking €440,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €361,908 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 90 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Carnaxide e Queijas, Oeiras, Lisbon
Area baseline €361,908 + condition -€14,555 + location +€45,991 = modelled fair value of €402,336 (€4,967/m²), a €37,664 (8.6%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 82c61c | Subject | €440,000 | €5,432 | — | 65 | 81 |
| rua Mata de São Mateus, 13 | Active | €360,000 | €6,000 | 10.5% | 65 | 74 |
| Águas Livres · 25f6de | Active | €299,000 | €3,785 | 30.3% | 70 | 81 |
| Carnaxide e Queijas · 4bb052 | Active | €440,000 | €5,867 | 8.0% | 75 | 77 |
| rua Ary dos Santos S / N | Active | €355,000 | €4,128 | 24.0% | 70 | 76 |
| Median comp | €357,500 | €4,998 | 8.0% | 70 | 77 |
Long-term rental The property, listed at €440,000, exceeds the fair value of €402,336 by 8.6%, indicating it is overpriced for long-term rental purposes. With a gross yield of only 2.9%, investors may struggle to achieve satisfactory returns in the current market. Family rental At €440,000, the property is priced above its fair value, making it less appealing for family rentals despite its decent neighbourhood score of 81/100. The relatively low yield of 2.9% suggests that this investment may not provide the financial stability typically sought by families in the rental market. Buy-and-hold With a gap of 8.6% from fair value, the property is overpriced at €440,000, which diminishes its attractiveness for a buy-and-hold strategy. The modest yield of 2.9% further complicates the case for long-term capital appreciation over time. Not ideal for short-term rental, student housing, luxury market Given its overpriced status and the specific characteristics of the property and market, it is not well-suited for short-term rentals, student housing, or the luxury market, where higher returns are generally expected.
Economic Vulnerability The property's economic stability score of 85 indicates a robust environment, but the tenant stability score of 70 suggests potential risks in tenant retention and payment consistency could impact overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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