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, 4-bathroom apartment of 272 m², built in 2002, energy rating C. Located on avenida Piemonte, Cascais e Estoril parish, Cascais municipality, Lisbon district. Property Features: The apartment boasts an expansive 80 m² south-facing terrace with a jacuzzi, offering stunning sea views and an exceptional space for outdoor entertaining. Amenities: The condominium includes a fully equipped gym, sauna, and doorman service, enhancing the luxury living experience.
The valuation. The asking price of €1,650,000 sits €207,808 (12.6%) above the fair value of €1,442,192, indicating that the property is overpriced. The discrepancy suggests that any potential buyer should consider negotiating for a better price.
Fair value modelled at €1,442,192 from the area baseline, adjusted for condition and location. Asking €1,650,000 sits €207,808 (12.6%) above — overpriced versus fair value.
Asking €1,650,000 versus the avenida Piemonte area baseline of €1,299,344 (€4,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 62/100 (Housing Market 65 · Amenities 65 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Piemonte
Area baseline €1,299,344 + condition +€31,450 + location +€64,614 = modelled fair value of €1,442,192 (€5,302/m²), a €207,808 (12.6%) gap versus the €1,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Piemonte | Subject | €1,650,000 | €6,066 | — | 80 | 62 |
| Cascais e Estoril · cfe053 | Active | €1,890,000 | €6,407 | 5.6% | 80 | 68 |
| rua dos Pombos | Active | €1,100,000 | €6,286 | 3.6% | 75 | 64 |
| rua Palmeiras, 5 | Active | €1,690,000 | €8,756 | 44.3% | 80 | 70 |
| Cascais e Estoril · 1e663d | Active | €1,700,000 | €6,273 | 3.4% | 78 | 68 |
| Median comp | €1,695,000 | €6,347 | 4.6% | 79 | 68 |
Long-term rental The property is currently priced at €1,650,000, which is 12.6% above its fair value of €1,442,192, indicating it is overpriced. With a gross yield of 4.7%, the long-term rental strategy will likely yield lower returns due to the inflated purchase price. Family rental At a listing price of €1,650,000, this 3-bedroom apartment exceeds its fair value by 12.6%, categorizing it as overpriced. Although the location offers a suburban setting with low crime rates, the excessive cost could hinder potential family tenants seeking affordability. Buy-and-hold The current valuation of €1,650,000 is 12.6% more than its fair value, placing this property in an overpriced category that may affect appreciation prospects. Even though the neighborhood has a commendable low crime rate, the high acquisition cost will limit long-term capital growth opportunities.
Economic Volatility Risk The economic stability score of 60 suggests potential fluctuations in market conditions that could impact property demand and rental pricing, while a tenant stability score of 60 raises concerns about the likelihood of tenant retention and timely rent payments.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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