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.
5-bedroom, 5-bathroom house of 570 m², built in 2002, energy rating B. Located on rua das Papoilas, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Noteworthy Features: The property boasts an infinity pool surrounded by rhododendrons and a unique koi fish pond with continuous circulation, enhancing the overall aesthetic and tranquility of the outdoor space.
The valuation. The asking price of €4,500,000 sits significantly above the fair value of €3,400,541, resulting in a markup of €1,099,459 (32.3%). This property is considered overpriced based on market comparisons.
Fair value modelled at €3,400,541 from 6 comparable sales in the area. Asking €4,500,000 sits €1,099,459 (32.3%) above — overpriced versus fair value.
Asking €4,500,000 versus the rua das Papoilas area baseline of €2,937,215 (€5,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €2,937,215, adjusted for condition and micro-location, gives a modelled fair value of €3,400,541 (€5,966/m²), a €1,099,459 (32.3%) gap versus the €4,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Papoilas | Subject | €4,500,000 | €7,895 | — | 85 | 72 |
| rua Cidade de Braga S / N | Active | €2,555,000 | €9,428 | 19.4% | 82 | 75 |
| rua Beatriz Costa, 4 | Active | €2,495,000 | €6,269 | 20.6% | 77 | 76 |
| rua Flora, 151 | Active | €1,495,000 | €5,663 | 28.3% | 76 | 69 |
| Carcavelos e Parede · 4ba1de | Active | €3,400,000 | €7,944 | 0.6% | 70 | 78 |
| Median comp | €2,525,000 | €7,107 | 10.0% | 77 | 76 |
Long-term rental The property is pricing at €4,500,000, significantly exceeding the fair value of €3,400,541, indicating that it is overpriced by 32.3%. With a yield of just 1.7%, this property does not provide a compelling option for long-term rental investment. Buy-and-hold Despite being in a desirable location within Greater Lisbon, the 32.3% gap from fair value suggests that this property is overpriced at €4,500,000. The potential for appreciation does not outweigh the immediate financial strain indicated by the low yield of 1.7%. Family rental At a listing price of €4,500,000, the property falls short of fair market value, thus categorizing it as overpriced by 32.3%. The modest yield of 1.7% further complicates its attractiveness as a family rental option, signaling limited financial viability for serious investors.
Economic and Tenant Risk The property faces a potential risk of economic and tenant instability due to both scores being at 70/100, suggesting moderate vulnerability in times of economic downturn or tenant turnover.
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