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, 5-bathroom house of 300 m², energy rating F. Located on urbanização Alto do Estoril, Cascais e Estoril parish, Cascais municipality, Lisbon district. This property includes an approved architectural project for a high-end renovation featuring an infinity pool with a jacuzzi and rooftop terrace offering panoramic ocean views.
The valuation. The asking price of €2,290,000 sits significantly above the fair value of €1,327,386, representing an overpricing of €962,614 (42.0%). This disparity suggests that potential buyers should approach this listing with caution.
Fair value modelled at €1,327,386 from the area baseline, adjusted for condition and location. Asking €2,290,000 sits €962,614 (42.0%) above — overpriced versus fair value.
Asking €2,290,000 versus the urbanização Alto do Estoril area baseline of €1,433,100 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 12/100 (Condition 10 · Materials 15 · Room dimensions 12). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Alto do Estoril
Area baseline €1,433,100 + condition -€293,906 + location +€136,592 = modelled fair value of €1,327,386 (€4,425/m²), a €962,614 (42.0%) gap versus the €2,290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Alto do Estoril | Subject | €2,290,000 | €7,633 | — | — | 73 |
| Alcabideche · ba5992 | Active | €799,000 | €2,195 | 71.2% | 40 | 73 |
| rua da Bela Vista, 103 | Active | €1,995,000 | €6,157 | 19.3% | 62 | 73 |
| Carcavelos e Parede · 96c6c7 | Active | €680,000 | €4,722 | 38.1% | 45 | 70 |
| São Domingos de Rana · 6eba7c | Active | €360,000 | €4,500 | 41.0% | — | 68 |
| Median comp | €739,500 | €4,611 | 39.6% | 45 | 72 |
Long-term rental The property is priced at €2,290,000, which is 42.0% above its fair value of €1,327,386, indicating a significant premium that undermines its attractiveness for long-term rental. With a gross yield of only 2.9%, the investment would struggle to generate satisfactory returns, making it less appealing to potential tenants. Buy-and-hold Given its fair value of €1,327,386 compared to the listing price of €2,290,000, this property is clearly overpriced, suggesting limited potential for price appreciation over time. A long holding period would be required to offset the initial overvaluation, imposing further financial stress on the investor. Family rental While the neighborhood has a quality rating of 73/100, the property’s gross yield of 2.9% against its overpriced listing price signals that it may not deliver the rental income needed to attract families looking for value. The current condition score of 12/100 further contributes to the perception of the property as less desirable for family rentals in a competitive market. Not ideal for: Short-term vacation rental strategies would be unwise given the significant gap between listing and fair value, which indicates the property is overpriced. Additionally, positioning it in the luxury market is misaligned due to its poor condition and the inflated price, stifling demand from higher-end clientele.
[Potential Tenant Default Risk] With a tenant stability score of 70/100, there is a 30% chance of experiencing tenant turnover or default that could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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