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.
1-bedroom, 2-bathroom townhouse of 89 m², built in 2022, energy rating C. Located on rua Santa Vitória, 12, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The townhouse features a private elevator connecting all three floors and offers stunning panoramic views over the Atlantic Ocean and Sintra Mountains from multiple terraces.
The valuation. The asking price of €2,500,000 significantly exceeds the fair value of €495,632, with a disparity of €2,004,368 (80.2%). This property is considered overpriced within the current market context.
Fair value modelled at €495,632 from the area baseline, adjusted for condition and location. Asking €2,500,000 sits €2,004,368 (80.2%) above — overpriced versus fair value.
Asking €2,500,000 versus the rua Santa Vitória, 12 area baseline of €440,461 (€4,949/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 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Santa Vitória, 12
Area baseline €440,461 + condition +€11,125 + location +€44,046 = modelled fair value of €495,632 (€5,569/m²), a €2,004,368 (80.2%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santa Vitória, 12 | Subject | €2,500,000 | €28,090 | — | 80 | 75 |
| Cascais e Estoril · ba3f55 | Active | €1,950,000 | €10,263 | 63.5% | 79 | 69 |
| rua Espinho | Active | €1,575,000 | €8,654 | 69.2% | 90 | 74 |
| rua Piscinas | Active | €2,550,000 | €9,808 | 65.1% | 80 | 74 |
| Cascais e Estoril · 49b88d | Active | €880,000 | €7,333 | 73.9% | 72 | 73 |
| Median comp | €1,762,500 | €9,231 | 67.1% | 80 | 74 |
Long-term rental The current pricing of €2,500,000 reflects an 80.2% gap from the fair value of €495,632, indicating the property is overpriced for long-term rental investment. With a gross yield of 0%, the potential returns do not justify the acquisition cost in the current market landscape. Family rental Given the substantial overvaluation of 80.2% compared to the fair value, this property is not a sound choice for family rental purposes. The attractive condition and neighborhood ratings do not compensate for the excessive purchase price versus potential rental income. Buy-and-hold The buy-and-hold strategy fails to be viable here due to the significant gap from fair value, rendering this property overpriced. Investing at this level of €2,500,000 presents a risk, as there are more financially favorable opportunities in the Greater Lisbon area that align better with long-term financial growth.
Tenant turnover risk High tenant turnover may occur due to the relatively moderate tenant stability score of 75/100, potentially leading to increased vacancy rates and additional costs associated with finding new tenants.
