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, 3-bathroom penthouse of 294 m², energy rating C. Located on avenida Tenente Coronel José Pessoa, Cascais e Estoril parish, Cascais municipality, Lisbon district. This penthouse features a double-sided fireplace, adding a unique architectural element that enhances the social spaces while providing both warmth and ambiance.
The valuation. The asking price of €3,100,000 is significantly above the fair value of €2,687,830, indicating the property is overpriced by €412,170 (15.3%). This discrepancy suggests limited room for negotiation or profit. Buy-to-flip angle. A resale strategy in this market would require substantial renovation or staging enhancements to achieve a competitive edge, targeting a resale slightly above market due to the high-quality finishes. Buy-to-let angle. The estimated rental income of €4,133 per month results in a gross yield of 1.6%, suggesting limited cash flow but potential for capital appreciation given the property's prime location near Lisbon.
Fair value modelled at €2,687,830 from 6 comparable sales in the area. Asking €3,100,000 sits €412,170 (15.3%) above — overpriced versus fair value.
Asking €3,100,000 versus the avenida Tenente Coronel José Pessoa area baseline of €2,265,488 (€7,706/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €2,265,488, adjusted for condition and micro-location, gives a modelled fair value of €2,687,830 (€9,142/m²), a €412,170 (15.3%) gap versus the €3,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Tenente Coronel José Pessoa | Subject | €3,100,000 | €10,544 | — | 85 | 75 |
| Cascais e Estoril · 6ebb00 | Active | €1,890,000 | €12,857 | 21.9% | 80 | 68 |
| Cascais e Estoril · 28b95d | Active | €1,190,000 | €10,348 | 1.9% | 78 | 76 |
| rua José Joaquim de Freitas | Active | €1,250,000 | €8,621 | 18.2% | 78 | 69 |
| Cascais e Estoril · 9117ea | Active | €1,275,000 | €8,121 | 23.0% | 85 | 72 |
| Median comp | €1,262,500 | €9,485 | 10.1% | 79 | 71 |
Long-term rental The property is priced at €3,100,000, which is 15.3% above its fair value of €2,687,830, limiting its appeal for long-term rental opportunities in the area. With a gross yield of only 1.6%, this investment is likely not attractive for investors looking for consistent rental income. Family rental While the penthouse is located in a desirable area near Lisbon, making it suitable for family rentals, its current price of €3,100,000 is still overpriced by 15.3% compared to the fair value. A low yield of 1.6% suggests that potential family tenants may not find this property competitively priced in the local market. Buy-and-hold Investing in this penthouse as a buy-and-hold strategy is less favorable given its 15.3% mark-up over the fair value of €2,687,830. The gross yield of 1.6% indicates that the potential returns may not be sufficient to justify the investment in the long term.
Potential Economic Downturn The economic stability score of 80/100 suggests a relatively stable environment, but any significant economic downturn could impact tenant stability, which is currently at 75/100, increasing the likelihood of vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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