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, 4-bathroom apartment of 237 m², energy rating A. Located on rua José de Melo Pereira de Vasconcelos, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Unique Feature: Spacious private garden with terrace measuring 122.50 m², providing a rare outdoor retreat and villa-like experience in the heart of urban Carcavelos. Special Note: Only 5 units in the building enhance exclusive living.
The valuation. The asking price of €1,690,000 sits significantly above the fair value of €1,315,138, resulting in an excessive markup of €374,862 (22.2%). This property is deemed overpriced for the market conditions.
Fair value modelled at €1,315,138 from the area baseline, adjusted for condition and location. Asking €1,690,000 sits €374,862 (22.2%) above — overpriced versus fair value.
Asking €1,690,000 versus the rua José de Melo Pereira de Vasconcelos area baseline of €1,132,149 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José de Melo Pereira de Vasconcelos
Area baseline €1,132,149 + condition +€29,625 + location +€112,600 = modelled fair value of €1,315,138 (€5,549/m²), a €374,862 (22.2%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José de Melo Pereira de Vasconcelos | Subject | €1,690,000 | €7,131 | — | 82 | 74 |
| praceta José Figueiredo Fonseca | Active | €850,000 | €5,903 | 17.2% | 78 | 76 |
| praceta José Figueiredo Fonseca | Active | €820,000 | €6,074 | 14.8% | 90 | 69 |
| rua Doutor Manuel de Arriaga | Active | €1,377,000 | €4,545 | 36.3% | 85 | 71 |
| rua Barros Queirós S / N | Active | €1,100,000 | €6,111 | 14.3% | 80 | 72 |
| Median comp | €975,000 | €5,989 | 16.0% | 83 | 72 |
Family rental The property, listed at €1,690,000, is significantly overpriced by 22.2% compared to its estimated fair value of €1,315,138, making it less attractive for families seeking value in their rental options. Although it is situated in a suburban area with good amenities and services, the high initial investment does not align with the relatively low yield of 2.3%. Long-term rental Acquiring this 5-bed apartment for long-term rental might not be ideal due to its 22.2% markup over fair value and a modest gross yield of only 2.3%. Despite the desirable location near Lisbon and Cascais, the financial metrics raise concerns about its rental viability in the long-term market. Buy-and-hold While the property offers potential benefits in a growing suburban area, the 22.2% premium over its fair valuation suggests it could take longer to realize any appreciation, making it a less favorable buy-and-hold investment. The combination of a low yield and elevated purchase price could lead to suboptimal returns over time.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for increased turnover, which could lead to additional costs and vacancy periods affecting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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