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.
3-bedroom, 3-bathroom apartment of 221 m², built in 2006, energy rating C. Located on praceta das Avencas, 189, Carcavelos e Parede parish, Cascais municipality, Lisbon district. This apartment also includes a dedicated independent office space, perfect for remote work or versatile use, enhancing its appeal for professionals seeking a luxurious living environment.
The valuation. The asking price of €1,350,000 is €110,523 or 8.2% above the fair value of €1,239,477, indicating that this property is overpriced. This disparity highlights the potential risk for investors.
Fair value modelled at €1,239,477 from the area baseline, adjusted for condition and location. Asking €1,350,000 sits €110,523 (8.2%) above — overpriced versus fair value.
Asking €1,350,000 versus the praceta das Avencas, 189 area baseline of €1,093,729 (€4,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 81 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta das Avencas, 189
Area baseline €1,093,729 + condition +€27,625 + location +€118,123 = modelled fair value of €1,239,477 (€5,608/m²), a €110,523 (8.2%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta das Avencas, 189 | Subject | €1,350,000 | €6,109 | — | 81 | 77 |
| rua dos Plátanos, 191 | Active | €720,000 | €5,255 | 14.0% | 80 | 67 |
| rua Avencas S / N | Active | €1,180,000 | €5,930 | 2.9% | 80 | 74 |
| Carcavelos e Parede · 4bc6c9 | Active | €835,000 | €5,964 | 2.4% | 74 | 75 |
| praceta Doutor Francisco Sepúlveda da Fonseca | Active | €900,000 | €5,488 | 10.2% | 80 | 76 |
| Median comp | €867,500 | €5,709 | 6.5% | 80 | 75 |
Long-term rental The current listing price of €1,350,000 reflects an 8.2% premium over the fair value of €1,239,477, which diminishes potential returns for long-term rental investors. With a yield of only 2.4% gross, this property appears to be overpriced and may not provide the robust cash flow sought in this strategy. Family rental As a family rental property, the 3-bedroom apartment is appealing due to its proximity to Lisbon, which could attract quality tenants; however, its asking price of €1,350,000 is 8.2% above fair value. The high price point at a yield of 2.4% gross suggests that it may not be a financially prudent choice for families seeking rental accommodations. Buy-and-hold Investing in this property as a buy-and-hold strategy is complicated by its €1,350,000 listing being significantly overpriced versus the fair value of €1,239,477, translating to a yield of just 2.4% gross. Given these metrics, the potential for capital appreciation may be limited, making this an unfavorable asset in the long-run investment horizon.
Economic Sensitivity With an economic stability score of 80, fluctuations in local economic conditions could still pose a risk to tenant retention and rental income stability, especially given the slightly lower tenant stability score of 75.
