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 101 m², built in 2008, energy rating C. Located on rua Alemanha, 250, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Highlight: This apartment features an extraordinary 55 m² private terrace with a 34 m² covered lounge, offering seamless indoor-outdoor living and year-round versatility for entertaining.
The valuation. The asking price of €890,000 exceeds the fair value of €541,888 by €348,112, representing a 39.1% markup. As such, this property is considered overpriced.
Fair value modelled at €541,888 from the area baseline, adjusted for condition and location. Asking €890,000 sits €348,112 (39.1%) above — overpriced versus fair value.
Asking €890,000 versus the rua Alemanha, 250 area baseline of €499,849 (€4,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Alemanha, 250
Area baseline €499,849 + condition +€2,052 + location +€39,988 = modelled fair value of €541,888 (€5,365/m²), a €348,112 (39.1%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alemanha, 250 | Subject | €890,000 | €8,812 | — | 70 | 70 |
| rua Lino de Assunção, 14 | Active | €500,000 | €7,692 | 12.7% | 73 | 68 |
| rua Sacadura Cabral, 2 | Active | €1,170,000 | €11,700 | 32.8% | 85 | 80 |
| rua José Henriques Coelho, 5 | Active | €265,000 | €7,571 | 14.1% | 80 | 76 |
| alameda Alto da Barra | Active | €649,000 | €9,271 | 5.2% | 70 | 65 |
| Median comp | €574,500 | €8,482 | 3.7% | 77 | 72 |
Long-term rental The 2-bed apartment in Carcavelos e Parede is priced at €890,000, representing a 39.1% premium over its fair value of €541,888, indicating it is overpriced. With a gross yield of only 2.2%, the potential returns may not justify this inflated price point for long-term rental investors. Family rental Though the neighborhood offers suburban safety and is well-connected to Lisbon, the apartment's listing at €890,000 exceeds fair market value by 39.1%, categorizing it as overpriced. The combination of a low yield and high purchase price may limit its attractiveness for family rental purposes, as households often seek better value opportunities. Buy-and-hold With a listing price of €890,000, the property stands at 39.1% above its fair value of €541,888, making it overpriced for a buy-and-hold investment strategy. The modest gross yield of 2.2% combined with the inflated entry cost can hinder long-term capital appreciation, reducing its appeal for buy-and-hold investors.
Economic and Tenant Instability The property has a combined stability score of 135/200, indicating potential challenges in both economic conditions and tenant retention, which could impact rental income stability.
