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, 1-bathroom apartment of 72 m², built in 1959, energy rating D. Located on rua do Porto Santo, 23, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Proximity to multiple prestigious schools and quick transport access enhances the value of this 2-bed apartment in a vibrant and family-friendly neighborhood near the coast.
The valuation. The asking price of €375,000 is slightly above the fair value of €374,409, indicating that the property is overpriced by €591 (0.2%). This suggests limited negotiating power for prospective buyers.
Fair value modelled at €374,409 from the area baseline, adjusted for condition and location. Asking €375,000 sits €591 (0.2%) above — overpriced versus fair value.
Asking €375,000 versus the rua do Porto Santo, 23 area baseline of €343,944 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Porto Santo, 23
Area baseline €343,944 + condition -€9,000 + location +€27,081 = modelled fair value of €374,409 (€5,200/m²), a €591 (0.2%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Porto Santo, 23 | Subject | €375,000 | €5,208 | — | 70 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d526c | Active | €475,000 | €5,938 | 14.0% | — | 75 |
| rua Fernando Lopes Graça, 436 | Active | €350,000 | €5,147 | 1.2% | 68 | 76 |
| rua Alferes Santos Fidalgo, 62 | Active | €435,000 | €7,250 | 39.2% | 70 | 73 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €5,244 | 0.7% | — | 68 |
| Median comp | €422,000 | €5,591 | 7.3% | 69 | 74 |
Long-term rental Given the property in Carcavelos e Parede is priced at €375,000, slightly above its fair value of €374,409, the long-term rental strategy may not yield the same potential returns typical of more appropriately priced assets. With a gross yield of 4% and a condition score of 67, the investment does not present an attractive opportunity in this market. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy may not be advisable, as the small gap of 0.2% from its fair value indicates it's overpriced, limiting future appreciation potential. Although the neighborhood has decent amenities, with a tenant quality rating of 69/100, the investment lacks strong fundamentals needed for long-term growth. Family rental The price point of €375,000 for a family rental in Carcavelos e Parede suggests the property is overpriced, which could deter potential renters who may seek better value. The neighborhood's quality ratings indicate a decent environment for families, but the lack of value in the asking price may limit occupancy rates and leads to increased risks in this strategy.
Economic and Tenant Stability Risk: With both the economic stability and tenant stability scores at 70/100, there is a risk of fluctuating income and potential tenant turnover, which could adversely impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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