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 157 m², built in 2002. Located on rua Açores, 72, Cascais e Estoril parish, Cascais municipality, Lisbon district. The property features a spacious balcony with unobstructed sea views, as well as a well-equipped kitchen complete with a separate laundry area and a recently installed boiler.
The valuation. The asking price of €1,650,000 significantly exceeds the fair value of €833,352 by €816,648, marking it as overpriced by 49.5%. This discrepancy indicates a challenging investment scenario for potential buyers.
Fair value modelled at €833,352 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €816,648 (49.5%) above — overpriced versus fair value.
Asking €1,650,000 versus the rua Açores, 72 area baseline of €749,989 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 70 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 78 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Açores, 72
Area baseline €749,989 + condition -€30,664 + location +€87,023 = modelled fair value of €833,352 (€5,308/m²), a €816,648 (49.5%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Açores, 72 | Subject | €1,650,000 | €10,510 | — | 65 | 78 |
| Cascais e Estoril · 4201ea | Active | €1,320,000 | €6,600 | 37.2% | 70 | 70 |
| Cascais e Estoril · 1e60a0 | Active | €1,500,000 | €5,226 | 50.3% | — | 63 |
| rua Rainha Joana da Bulgária, 141 | Active | €980,000 | €8,673 | 17.5% | 75 | 69 |
| rua das Fontainhas | Active | €410,000 | €4,556 | 56.7% | 65 | 68 |
| Median comp | €1,150,000 | €5,913 | 43.7% | 70 | 69 |
Long-term rental The property is overpriced at €1,650,000 compared to a fair value of €833,352, indicating a significant gap of 49.5%. With a gross yield of only 2.1%, the long-term rental prospects are unfavorable. Luxury market While Cascais is a desirable location, the property's listing price of €1,650,000 far exceeds the calculated fair value of €833,352, resulting in a 49.5% overpricing. The yield of 2.1% does not meet the expectations for luxury market investments in this region. Family rental At a listing price of €1,650,000, this property is overpriced relative to its fair value of €833,352, creating a substantial discrepancy of 49.5%. The low gross yield of 2.1% further detracts from its appeal as a family rental opportunity, despite the neighborhood rating of 78/100. Not ideal for This property is not suitable for student housing, as its high price point of €1,650,000 and low yield of 2.1% do not align with the economic parameters typically associated with student rentals. Additionally, its condition score of 63/100 means it may not attract budget-conscious tenants or industrial investment opportunities.
Potential tenant turnover risk The tenant stability score of 80 indicates a good level of stability, but there is still a 20% chance of turnover, which might impact rental income unpredictably.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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