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, 2-bathroom apartment of 88 m², built in 2007, energy rating D. Located on rua dos Celões, 63, Alcabideche parish, Cascais municipality, Lisbon district. Highlight: This apartment features a spacious 64 m² private terrace with direct access to the pool, perfect for outdoor entertaining and leisure throughout the year.
The valuation. The asking price of €529,000 sits significantly above the fair value of €362,387, marking an overpriced status of €166,613 (31.5%). This discrepancy suggests limited opportunity for immediate value appreciation.
Fair value modelled at €362,387 from the area baseline, adjusted for condition and location. Asking €529,000 sits €166,613 (31.5%) above — overpriced versus fair value.
Asking €529,000 versus the rua dos Celões, 63 area baseline of €383,592 (€4,359/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Celões, 63
Area baseline €383,592 + condition +€11,000 + location +€24,819 = modelled fair value of €362,387 (€4,118/m²), a €166,613 (31.5%) gap versus the €529,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Celões, 63 | Subject | €529,000 | €6,011 | — | 80 | 69 |
| rua Mealha | Active | €600,000 | €6,452 | 7.3% | 75 | 72 |
| Cascais e Estoril · 82c87b | Active | €1,120,000 | €5,517 | 8.2% | 80 | 74 |
| Santa Maria e São Miguel, São Martinho e São Pedro de Penaferrim · 38b8ec | Active | €305,000 | €2,961 | 50.7% | 72 | 72 |
| avenida Sabóia | Active | €770,000 | €5,461 | 9.2% | 73 | 74 |
| Median comp | €685,000 | €5,489 | 8.7% | 74 | 73 |
Long-term rental Given the apartment's gross yield of 3.3%, potential cash flow from a long-term rental strategy may be limited, particularly as the property is listed at 31.5% above its fair value. The relatively high asking price hinders the competitiveness of this investment in a neighborhood scored 69/100. Short-term vacation rental While the proximity to Sintra may attract tourists, the overpricing of the property at €529,000 significantly reduces the potential for positive returns in the short-term vacation rental market. Given the current valuation, it risks underperforming compared to better-valued opportunities within the same locale. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable due to its steep pricing above the fair value and a modest rental yield of 3.3%. The potential appreciation of an overpriced asset may not justify holding costs and could limit overall returns in the investment horizon.
Economic Vulnerability The economic stability score of 65 indicates a moderate level of risk, which may lead to fluctuations in rental income or property value.
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