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, 3-bathroom apartment of 199 m², built in 2010, energy rating C. Located on rua Avencas S / N, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Noteworthy Features: The living room's fireplace enhances comfort, while the front terrace offers a subtle sea view, complemented by well-maintained outdoor areas with inviting gardens and a swimming pool.
The valuation. The asking price of €1,180,000 exceeds the fair value of €1,102,095 by €77,905 (6.6%). This property is considered overpriced given its market position and current conditions.
Fair value modelled at €1,102,095 from the area baseline, adjusted for condition and location. Asking €1,180,000 sits €77,905 (6.6%) above — overpriced versus fair value.
Asking €1,180,000 versus the rua Avencas S / N area baseline of €984,851 (€4,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Avencas S / N
Area baseline €984,851 + condition +€22,698 + location +€94,546 = modelled fair value of €1,102,095 (€5,538/m²), a €77,905 (6.6%) gap versus the €1,180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Avencas S / N | Subject | €1,180,000 | €5,930 | — | 80 | 74 |
| praceta das Avencas, 189 | Active | €1,350,000 | €6,109 | 3.0% | 81 | 77 |
| rua Vasco da Gama S / N | Active | €1,200,000 | €7,843 | 32.3% | 75 | 71 |
| Carcavelos e Parede · 0dce33 | Active | €479,000 | €5,988 | 1.0% | 78 | 74 |
| rua dos Plátanos, 191 | Active | €720,000 | €5,255 | 11.4% | 80 | 67 |
| Median comp | €960,000 | €6,049 | 2.0% | 79 | 73 |
Long-term rental Despite the stable housing demand in suburban Lisbon, this 2-bed apartment, priced at €1,180,000, presents a yield of only 2.4% gross, indicating that it may not be an ideal investment for long-term rental. Additionally, with a fair value of €1,102,095, the property is overpriced by 6.6%, reducing its attractiveness to potential tenants accustomed to more competitively priced options. Family rental The family rental market in Carcavelos e Parede benefits from lower crime rates and decent amenities; however, the apartment's listing price exceeds fair value by 6.6%. This overpricing at €1,180,000 impacts the potential for appealing to families looking for reasonable rental costs, making it less competitive in this segment. Buy-and-hold Acquiring this property as a buy-and-hold investment approach may not yield favorable returns given its current listing price of €1,180,000, which exceeds the fair value of €1,102,095 by 6.6%. The low gross yield of 2.4% coupled with the overpricing undermines the potential for long-term capital growth in a competitive market environment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to periods of vacancy and loss of rental income.
