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 penthouse of 330 m², energy rating A. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Outstanding Feature: The property includes an extraordinary private rooftop terrace with a jacuzzi, offering panoramic sea views ideal for sunset cocktails and outdoor entertainment. Valuation: This penthouse is an exceptional investment in a desirable coastal lifestyle.
The valuation. The asking price of €3,600,000 exceeds the fair value of €3,203,626 by €396,374 (12.4%). This property is considered overpriced in the current market.
Fair value modelled at €3,203,626 from 6 comparable sales in the area. Asking €3,600,000 sits €396,374 (12.4%) above — overpriced versus fair value.
Asking €3,600,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €2,680,260 (€8,122/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 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 €2,680,260, adjusted for condition and micro-location, gives a modelled fair value of €3,203,626 (€9,708/m²), a €396,374 (12.4%) gap versus the €3,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 86cc1b | Subject | €3,600,000 | €10,909 | — | 85 | 68 |
| avenida Lago | Active | €2,200,000 | €10,732 | 1.6% | 80 | 72 |
| Cascais e Estoril · 438f50 | Active | €1,350,000 | €7,031 | 35.5% | 80 | 71 |
| rua Palmeiras, 247 | Active | €645,000 | €8,063 | 26.1% | 80 | 69 |
| avenida Sabóia | Active | €2,700,000 | €12,054 | 10.5% | 85 | 69 |
| Median comp | €1,775,000 | €9,398 | 13.9% | 80 | 70 |
Long-term rental The 3-bed penthouse in Cascais e Estoril is currently overpriced by 12.4% compared to its fair value, which presents a significant hurdle for prospective long-term rental investors. With a gross yield of only 1.9%, the investment does not provide the attractive income that is often sought in this strategy. Family rental As a family rental option, this property is also overpriced, which detracts from its appeal to potential tenants seeking value in a suburban area. The 90/100 condition of the penthouse is appealing; however, the high price may restrict rental demand among families looking for financially viable housing options. Buy-and-hold The buy-and-hold strategy faces challenges due to the significant 12.4% gap above fair value, indicating that investors would be acquiring this asset at a cost that does not align with market expectations. Furthermore, with a yield of just 1.9%, this approach may struggle to generate the expected returns over time, making it a less attractive investment choice.
Tenant turnover risk: With a tenant stability score of 65/100, there is a notable risk of increased turnover, potentially leading to higher vacancy rates and associated financial instability for 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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