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 85 m², built in 1974, energy rating C. Located on rua de São Paulo, 7, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a sea view from its balcony and is situated only a 5-minute walk from the scenic Parque dos Poetas.
The valuation. The asking price of €410,000 is below the fair value of €431,228, making it subpriced by €21,228 (5.2%). This presents a favorable opportunity for potential investors. Buy-to-flip angle. Utilizing a buy-to-flip strategy, the apartment could be renovated and resold to capitalize on its underpriced status, potentially increasing sale value through cosmetic updates. Buy-to-let angle. With an estimated rental income of €1,264/month, this property achieves a gross yield of 3.7%, making it an enticing long-term investment for rental income in a family-oriented suburban area.
Fair value modelled at €431,228 from the area baseline, adjusted for condition and location. Asking €410,000 sits €21,228 (5.2%) below — the upside to fair value.
Asking €410,000 versus the rua de São Paulo, 7 area baseline of €389,215 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Paulo, 7
Area baseline €389,215 + condition +€4,648 + location +€37,365 = modelled fair value of €431,228 (€5,073/m²), a €21,228 (5.2%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São Paulo, 7 | Subject | €410,000 | €4,824 | — | 75 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 735470 | Active | €425,000 | €4,830 | 0.1% | 85 | 75 |
| Carcavelos e Parede · f366a7 | Active | €670,000 | €5,877 | 21.8% | 80 | 70 |
| rua Brito Camacho, 11 | Active | €450,000 | €7,258 | 50.5% | 80 | 73 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 3.7% | 75 | 75 |
| Median comp | €550,000 | €5,439 | 12.7% | 80 | 74 |
Long-term rental This property is strategically positioned for long-term rental, offering a solid yield of 3.7% gross in a family-oriented suburban environment. The fair value gap of 5.2% indicates that this investment is attractive compared to its current listing price of €410,000. Family rental The 2-bed apartment is likely to appeal to families looking to reside near Lisbon, given its location in a suburban area with a decent neighbourhood rating of 74/100. With a condition score of 79/100, this property provides a comfortable living space that is suitable for longer-term family needs. Buy-and-hold Investing in this property as a buy-and-hold strategy could be advantageous due to its proximity to Lisbon, which enhances its long-term value potential. The property’s fair value of €431,228 shows that it is currently subvalorizada, making it a worthwhile asset for future appreciation.
Economic Dependence Risk The economic stability score of 70 suggests a moderate level of economic vulnerability, which could impact tenant retention and rental income stability.**
