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, 4-bathroom penthouse of 256 m², energy rating C. Located on rua Professor Flemming, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The penthouse boasts a spacious private terrace perfect for outdoor entertaining and a highly exclusive master suite with an integrated walk-in closet for enhanced organization.
The valuation. The asking price of €2,100,000 sits significantly above the fair value of €1,339,222, overpricing the property by €760,778 or 36.2%. Such a disparity indicates a potential challenge for achieving a profitable sale.
Fair value modelled at €1,339,222 from the area baseline, adjusted for condition and location. Asking €2,100,000 sits €760,778 (36.2%) above — overpriced versus fair value.
Asking €2,100,000 versus the rua Professor Flemming area baseline of €1,222,912 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 85 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Professor Flemming
Area baseline €1,222,912 + condition +€21,600 + location +€50,678 = modelled fair value of €1,339,222 (€5,231/m²), a €760,778 (36.2%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Flemming | Subject | €2,100,000 | €8,203 | — | 80 | 60 |
| autoestrada N6 | Active | €3,490,000 | €17,990 | 119.3% | 80 | 69 |
| avenida Manuel Júlio Carvalho e Costa | Active | €5,800,000 | €19,205 | 134.1% | 85 | 69 |
| rua Rainha Joana da Bulgária, 141 | Active | €1,650,000 | €11,871 | 44.7% | 80 | 73 |
| Cascais e Estoril · f362bb | Active | €1,650,000 | €9,706 | 18.3% | 75 | 73 |
| Median comp | €2,570,000 | €14,931 | 82.0% | 80 | 71 |
Long-term rental The property's price of €2,100,000 is 36.2% higher than the fair value of €1,339,222, indicating that it is significantly overpriced for a long-term rental strategy. With a gross yield of 3.4% in a suburban area that scores only 60/100 for neighborhood quality, the financial returns may not justify the initial investment. Buy-and-hold At €2,100,000, the 4-bed penthouse is considerably overpriced compared to its fair value of €1,339,222, leading to a less favorable outlook for long-term appreciation. Given the condition rating of 80/100 and the economic stability linked to its proximity to Lisbon, potential investors may find the high entry price difficult to justify while waiting for future value growth.
Economic Sensitivity The property has a moderate economic stability score of 60/100, indicating potential vulnerability to economic downturns that could impact rental income and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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