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 127 m², built in 1993, energy rating C. Located on rua das Acácias, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy features: The apartment includes electric window shutters for added convenience, and the condominium offers a dedicated communal bicycle storage area, enhancing the active lifestyle of residents.
The valuation. The asking price of €785,000 sits significantly above the fair value of €689,324, reflecting an overpricing of €95,676 (12.2%). This discrepancy suggests that potential buyers may find better value elsewhere.
Fair value modelled at €689,324 from the area baseline, adjusted for condition and location. Asking €785,000 sits €95,676 (12.2%) above — overpriced versus fair value.
Asking €785,000 versus the rua das Acácias area baseline of €628,523 (€4,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 79 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua das Acácias
Area baseline €628,523 + condition +€2,977 + location +€57,824 = modelled fair value of €689,324 (€5,428/m²), a €95,676 (12.2%) gap versus the €785,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Acácias | Subject | €785,000 | €6,181 | — | 74 | 73 |
| avenida Infante Dom Henrique | Active | €500,000 | €5,556 | 10.1% | 82 | 63 |
| rua das Acácias | Active | €490,000 | €5,158 | 16.6% | 80 | 70 |
| rua Fialho de Almeida | Active | €798,000 | €5,320 | 13.9% | 73 | 68 |
| rua do Cobre, 220 | Active | €580,000 | €5,800 | 6.2% | 80 | 62 |
| Median comp | €540,000 | €5,438 | 12.0% | 80 | 66 |
Long-term rental Given the property's listing price of €785,000, it is overpriced compared to the fair value of €689,324, indicating a significant investment risk. The 3.5% gross yield is not compelling against the backdrop of local market dynamics, making it less attractive for long-term rental strategies. Family rental The apartment's listing price of €785,000 exceeds the calculated fair value of €689,324, positioning it as overpriced in the current market. With a condition rating of 77/100 and a neighbourhood rating of 73/100, this property may not meet the expectations of families seeking value for their living expenses. Buy-and-hold At a price of €785,000, the property is overpriced compared to its fair value of €689,324, suggesting limited upside potential for a buy-and-hold investment. Additionally, a 3.5% gross yield does not justify the premium price, especially given suburban market pressures that could affect long-term appreciation. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic Vulnerability The property faces a risk due to its relatively high economic stability score of 75, which may indicate vulnerability to economic downturns that could affect tenant retention, especially with a lower tenant stability score of 65.
