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.
2-bedroom, 1-bathroom apartment of 99 m² on the 1st floor. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This apartment boasts two private balconies, offering outdoor space and natural light, enhancing the living experience in the prestigious neighborhood of Pampilheira, Cascais.
The valuation. The asking price of €465,000 sits significantly above the fair value of €351,911, indicating an overpriced status of €113,089 (32.1%). This misalignment suggests limited potential for immediate appreciation.
Fair value modelled at €351,911 from 6 comparable sales in the area. Asking €465,000 sits €113,089 (32.1%) above — overpriced versus fair value.
Asking €465,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €228,426 (€2,307/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €228,426, adjusted for condition and micro-location, gives a modelled fair value of €351,911 (€3,555/m²), a €113,089 (32.1%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 652f63 | Subject | €465,000 | €4,697 | — | 79 | 65 |
| rua Alegre, 3 | Active | €600,000 | €4,615 | 1.7% | 78 | 81 |
| Cascais e Estoril · 0237a3 | Active | €350,000 | €3,241 | 31.0% | 85 | 68 |
| Alcabideche · dc139a | Active | €378,000 | €3,203 | 31.8% | 72 | 72 |
| avenida Comunidades Europeias | Active | €377,000 | €4,488 | 4.4% | 73 | 73 |
| Median comp | €377,500 | €3,865 | 17.7% | 76 | 73 |
Long-term rental The property is overpriced with a fair value of €351,911 compared to the listing price of €465,000, reflecting a significant 32.1% gap. With a gross yield of 4.1%, the potential for profitability in a long-term rental scenario is diminished by the excessive pricing. Family rental This apartment, although situated in a generally safe suburban area with good access to schools, is listed at €465,000, which is considerably above the fair value of €351,911. Families seeking rental options are likely to be deterred by the 32.1% premium over fair pricing, making it a less appealing choice for long-term occupancy. Buy-and-hold As an investment for a buy-and-hold strategy, this property’s listing price of €465,000 represents a 32.1% increase over its fair value of €351,911, indicating it is overpriced. The projected gross yield of 4.1% fails to justify such a high acquisition cost, suggesting that long-term capital appreciation may not meet investor expectations.
Tenant turnover risk: With a tenant stability score of 55/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and additional costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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