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.
4-bedroom, 2-bathroom apartment of 167 m² on the 12th floor, energy rating D. Located on rua Cidade de São Paulo, 3, Moscavide e Portela parish, Loures municipality, Lisbon district. One noteworthy feature of this apartment is its dual living and dining rooms, which create distinct areas for entertaining while enjoying uninterrupted views of the Tagus River.
The valuation. The asking price of €799,999 is significantly above the fair value of €395,654, resulting in an overpricing of €404,345 or 50.5%. This valuation indicates that potential buyers should be cautious. Buy-to-flip angle. A buy-to-flip strategy would require substantial renovations to enhance the property’s appeal, which could position it for resale at a higher price in the current market. Quick turnover might yield a profit, but the current pricing does not suggest a profitable flip. Buy-to-let angle. The property could be utilized for a buy-to-let strategy, with an estimated gross yield of 2.4% generating approximately €1,600 per month in rental income. However, the low yield suggests limited profitability for long-term investors without significant appreciation.
Fair value modelled at €395,654 from the area baseline, adjusted for condition and location. Asking €799,999 sits €404,345 (50.5%) above — overpriced versus fair value.
Asking €799,999 versus the rua Cidade de São Paulo, 3 area baseline of €563,458 (€3,374/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 73 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de São Paulo, 3
Area baseline €563,458 + condition +€0 + location +€37,272 = modelled fair value of €395,654 (€2,369/m²), a €404,345 (50.5%) gap versus the €799,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 3 | Subject | €799,999 | €4,790 | — | 73 | 76 |
| urbanização Real Forte | Active | €1,250,000 | €6,313 | 31.8% | 70 | 80 |
| Santa Iria de Azóia, São João da Talha e Bobadela · dee5d9 | Active | €434,000 | €3,945 | 17.6% | 68 | 73 |
| rua da Jangada | Active | €819,000 | €7,800 | 62.8% | 74 | 78 |
| avenida da Peregrinação | Active | €1,150,000 | €4,035 | 15.8% | 72 | 74 |
| Median comp | €984,500 | €5,174 | 8.0% | 71 | 76 |
Long-term rental This property, with a gross yield of only 2.4%, is overpriced compared to its fair value of €395,654, indicating a misalignment in potential rental income versus market prices. Long-term rental strategies could struggle to generate satisfactory returns due to the significant gap of 50.5% from fair value. Buy-and-hold Given the price of €799,999, investors may find the buy-and-hold strategy challenging as property appreciation needs to exceed the 50.5% gap to justify the investment. Current market dynamics in Greater Lisbon may not support the property price, making long-term holding less attractive. Family rental While family rentals typically offer stable occupancy rates, the high listing price of €799,999 renders this property overpriced for family units seeking affordable long-term accommodations. The marginal yield rate of 2.4% further compounds the difficulty of justifying this investment in a family rental strategy.
Tenant Stability Risk The tenant stability score of 65/100 indicates a significant potential for turnover or vacancy, which could impact cash flow from the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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