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.
4-bedroom, 4-bathroom apartment of 189 m² on the 3rd floor, built in 2013, energy rating B. Located on avenida da República, 757, Carcavelos e Parede parish, Cascais municipality, Lisbon district. This apartment features a spacious balcony overlooking a landscaped garden and pool, offering a tranquil retreat just moments from the vibrant lifestyle of Parede Beach.
The valuation. The asking price of €1,520,000 sits €381,351 (33.5%) above the fair value of €1,138,649. This property is considered overpriced based on market comparisons.
Fair value modelled at €1,138,649 from 6 comparable sales in the area. Asking €1,520,000 sits €381,351 (33.5%) above — overpriced versus fair value.
Asking €1,520,000 versus the avenida da República, 757 area baseline of €1,021,589 (€5,405/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €1,021,589, adjusted for condition and micro-location, gives a modelled fair value of €1,138,649 (€6,025/m²), a €381,351 (33.5%) gap versus the €1,520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 757 | Subject | €1,520,000 | €8,042 | — | 85 | 76 |
| rua José de Melo Pereira de Vasconcelos | Active | €1,690,000 | €7,131 | 11.3% | 82 | 74 |
| São Domingos de Rana · dee4b4 | Active | €1,200,000 | €5,941 | 26.1% | 85 | 69 |
| São Domingos de Rana · 6a9408 | Active | €586,000 | €3,907 | 51.4% | 73 | 71 |
| praceta das Avencas, 189 | Active | €1,350,000 | €6,109 | 24.0% | 81 | 77 |
| Median comp | €1,275,000 | €6,025 | 25.1% | 82 | 73 |
Long-term rental The property is overpriced at €1,520,000, which exceeds the fair value of €1,138,649 by 33.5%, yielding only 2.8% gross. Given its competitive rental market, the long-term potential may be limited due to high acquisition costs. Family rental While the location offers suburban amenities, the valuation gap of 33.5% signals that this property may not present the best opportunity for family rentals. The current gross yield of 2.8% suggests that the property is mispriced for attracting stable family tenants. Buy-and-hold Despite favorable neighborhood conditions, the significant 33.5% premium over the fair value indicates that this buy-and-hold strategy may not be advisable at the current price of €1,520,000. Investors might find holding costs outweigh potential long-term gains given the property's low 2.8% yield. Not ideal for short-term vacation rental The current pricing landscape of this property positions it unfavorably for short-term vacation rentals, where higher yield expectations often prevail. With a gross yield of only 2.8%, the income potential may not cover the premium paid. Not ideal for luxury market In the luxury market segment, the 33.5% gap from fair value at €1,520,000 raises concerns about the overall attractiveness of the investment. Investors may find better prospects in properties that align more closely with the luxury valuation metrics.
Economic Dependence Risk The economic stability score of 80 suggests a relatively strong economy, but the tenant stability score of 70 indicates potential vulnerabilities in tenant retention, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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