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.
6-bedroom, 8-bathroom villa of 860 m², built in 2022, energy rating A. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. This villa features two Turkish baths and a spacious sauna, enhancing the luxury wellness experience in a tranquil setting.
The valuation. The asking price of €12,500,000 sits significantly above the fair value of €4,721,156, resulting in an overpriced assessment of €7,778,844 (62.2%). This property represents an unfavorable investment from a valuation standpoint.
Fair value modelled at €4,721,156 from the area baseline, adjusted for condition and location. Asking €12,500,000 sits €7,778,844 (62.2%) above — overpriced versus fair value.
Asking €12,500,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €4,108,220 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 90 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Cascais e Estoril, Cascais, Lisbon
Area baseline €4,108,220 + condition +€107,500 + location +€357,516 = modelled fair value of €4,721,156 (€5,490/m²), a €7,778,844 (62.2%) gap versus the €12,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 99f114 | Subject | €12,500,000 | €14,535 | — | 85 | 71 |
| Cascais e Estoril · ac982c | Active | €4,985,000 | €6,231 | 57.1% | 88 | 68 |
| Cascais e Estoril · bf2835 | Active | €22,500,000 | €22,500 | 54.8% | — | 64 |
| rua das Codornizes | Active | €4,850,000 | €7,315 | 49.7% | 90 | 69 |
| Cascais e Estoril · ba58ee | Active | €3,250,000 | €5,242 | 63.9% | — | 71 |
| Median comp | €4,917,500 | €6,773 | 53.4% | 89 | 69 |
Family rental The 6-bed villa in Cascais e Estoril, listed at €12,500,000, exceeds its fair value by 62.2%, undermining its suitability for families seeking affordable housing options. Additionally, with a gross yield of only 1.3%, the investment potential for long-term family rentals appears limited in this overpriced market. Long-term rental Given the substantial gap between the listing price and fair value, this property is overpriced at €12,500,000, making it a less compelling choice for long-term rental strategies. The low gross yield of 1.3% further indicates a lack of financial viability for investors looking for decent returns in a long-term rental scenario. Buy-and-hold While the Cascais e Estoril area boasts good residential demand and proximity to Lisbon's job market, the villa's considerable overpricing at €12,500,000 represents a challenging entry point for a buy-and-hold strategy. With diminishing yields at 1.3%, the expected long-term benefits of property appreciation may not compensate for its current inflated valuation.
Economic and Tenant Stability Risk Both economic and tenant stability scores are relatively moderate at 70/100, indicating potential vulnerability to economic downturns or tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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