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.
5-bedroom, 5-bathroom house of 480 m², built in 1991, energy rating C. Located on rua da Areia, Cascais e Estoril parish, Cascais municipality, Lisbon district. This property features a stunning outdoor space with a large garden and swimming pool, perfect for entertaining or relaxation in the renowned Areia area of Cascais.
The valuation. The asking price of €3,100,000 is significantly above the fair value of €2,546,812, creating an overpricing gap of €553,188 (17.8%). This valuation suggests the property is overpriced for potential investors. Buy-to-flip angle. The buy-to-flip strategy would require significant renovations to increase resale value. With an initial list price above fair value, profitability would depend on careful cost management during any refurbishment. Buy-to-let angle. With an estimated gross yield of 2.5%, long-term rental could generate approximately €6,458 monthly. However, the high asking price may limit immediate cash flow potential, impacting the overall investment strategy.
Fair value modelled at €2,546,812 from the area baseline, adjusted for condition and location. Asking €3,100,000 sits €553,188 (17.8%) above — overpriced versus fair value.
Asking €3,100,000 versus the rua da Areia area baseline of €2,292,960 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua da Areia
Area baseline €2,292,960 + condition -€18,750 + location +€190,042 = modelled fair value of €2,546,812 (€5,306/m²), a €553,188 (17.8%) gap versus the €3,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Areia | Subject | €3,100,000 | €6,458 | — | 70 | 70 |
| rua Melros, 2 | Active | €2,315,000 | €7,717 | 19.5% | 76 | 75 |
| praceta Portela da Areia | Active | €2,790,000 | €6,975 | 8.0% | — | 70 |
| praceta Abel Botelho, 17 | Active | €1,600,000 | €6,838 | 5.9% | 80 | 66 |
| rua do Cobre | Active | €1,049,000 | €5,610 | 13.1% | 92 | 67 |
| Median comp | €1,957,500 | €6,907 | 6.9% | 80 | 69 |
Long-term rental The property is overpriced by 17.8% relative to its fair value, which raises concerns about potential returns in a long-term rental strategy. With a gross yield of only 2.5%, the investment may not provide adequate cash flow to justify the high purchase price. Family rental Given its above-market pricing, the property may struggle to attract families looking for affordability and value in their housing options. Moreover, with a condition score of 73/100 and amenities rated at 70/100, this home might not meet the expectations of family renters seeking comfort and quality. Buy-and-hold As an investment with a 17.8% premium over fair value, the buy-and-hold strategy may be less appealing due to the risk of lower appreciation rates. The combination of an unimpressive 2.5% yield and a competitive suburban rental market suggests that returns may be limited over time.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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