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 135 m², energy rating C. Located on rua Emiliano Santos, Cascais e Estoril parish, Cascais municipality, Lisbon district. Standout feature: This apartment boasts a magnificent private outdoor area of approximately 40 m², offering a pleasant lateral sea view for relaxing and entertaining. Parking and storage included.
The valuation. The asking price of €639,000 significantly exceeds the fair value of €513,851 by €125,149 (24.4%). This property is thus considered overpriced.
Fair value modelled at €513,851 from 6 comparable sales in the area. Asking €639,000 sits €125,149 (24.4%) above — overpriced versus fair value.
Asking €639,000 versus the rua Emiliano Santos area baseline of €427,815 (€3,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €427,815, adjusted for condition and micro-location, gives a modelled fair value of €513,851 (€3,806/m²), a €125,149 (24.4%) gap versus the €639,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Emiliano Santos | Subject | €639,000 | €4,733 | — | 70 | 73 |
| rua Gil Eanes, 136 | Active | €429,000 | €3,605 | 23.8% | 72 | 75 |
| rua Fernando Pó, 12 | Active | €374,900 | €4,309 | 9.0% | 75 | 75 |
| Carcavelos e Parede · 938809 | Active | €720,000 | €4,000 | 15.5% | 75 | 72 |
| rua Professor Vitorino Nemésio | Active | €425,000 | €4,722 | 0.2% | 70 | 73 |
| Median comp | €427,000 | €4,155 | 12.2% | 74 | 74 |
Long-term rental The property, priced at €639,000, exceeds its fair value of €513,851 by 24.4%, indicating it is overpriced. While it offers a gross yield of 4.7%, the high asking price could deter long-term tenants looking for reasonable rent in the Greater Lisbon area. Buy-and-hold Investing in this property at €639,000, which is 24.4% above its fair value of €513,851, suggests that it may not deliver the anticipated returns over the long term. The suboptimal yield of 4.7% coupled with high capital costs raises concerns about its potential for appreciation. Family rental With a property price of €639,000, which is 24.4% above the fair value of €513,851, this apartment is overpriced for a family rental. Although the area is attractive for families due to its suburban amenities, the current price might limit the pool of interested tenants looking for affordable options.
Economic Vulnerability Poor economic stability at 75/100 alongside tenant stability at 70/100 indicates potential challenges in maintaining consistent rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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