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, 2-bathroom house of 138 m², built in 1999, energy rating D. Located on rua 23 de Abril, 32, São Domingos de Rana parish, Cascais municipality, Lisbon district. Noteworthy Features: The converted attic offers approximately 20-30 m² of versatile space ideal for an office or recreation, while the garage accommodates two cars for added convenience.
The valuation. The asking price of €740,000 is significantly above the fair value of €560,311, resulting in an overpricing of €179,689 or 24.3%. This valuation indicates a premium that may not justify the property's features.
Fair value modelled at €560,311 from the area baseline, adjusted for condition and location. Asking €740,000 sits €179,689 (24.3%) above — overpriced versus fair value.
Asking €740,000 versus the rua 23 de Abril, 32 area baseline of €552,966 (€4,007/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua 23 de Abril, 32
Area baseline €552,966 + condition +€1,078 + location +€47,115 = modelled fair value of €560,311 (€4,060/m²), a €179,689 (24.3%) gap versus the €740,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 23 de Abril, 32 | Subject | €740,000 | €5,362 | — | 72 | 73 |
| rua Ipanema | Active | €645,000 | €5,244 | 2.2% | 75 | 71 |
| Cascais e Estoril · 49b88d | Active | €880,000 | €7,333 | 36.8% | 72 | 73 |
| rua Brito Pais, 11 | Active | €799,000 | €4,994 | 6.9% | 76 | 73 |
| São Domingos de Rana · 65a3e2 | Active | €1,075,000 | €6,006 | 12.0% | 80 | 76 |
| Median comp | €839,500 | €5,625 | 4.9% | 76 | 73 |
Long-term rental The property in São Domingos de Rana presents a fair value significantly lower than its listing price, suggesting a demand that may not justify the €740,000 valuation. With a yield of only 3.4% and a gap of 24.3%, long-term rental may not provide adequate financial returns in the current market condition. Family rental While the house is situated in a suburban neighborhood that offers typical safety norms, the current listing price exceeds fair value, potentially limiting interest from family tenants. The property’s condition and amenities do not sufficiently compensate for the overpriced market offering, making it less competitive for family rentals. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable outcomes given its overvaluation at €740,000 compared to a fair value of €560,311. Although the suburban location has its merits, the substantial gap in pricing undermines the long-term investment appeal, indicating that potential appreciation may not compensate for the initial high cost.
Economic-tenant volatility risk With both economic and tenant stability scores at 70/100, there’s potential for significant fluctuations in revenue and occupancy rates, leading to financial unpredictability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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