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 443 m², built in 1945, energy rating D. Located on avenida da República, 398, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The property includes a spacious terrace with potential for outdoor entertainment and panoramic views, enhancing its appeal for both residential or investment purposes.
The valuation. The asking price of €6,000,000 is significantly above the fair value of €5,381,238, indicating it is overpriced by €618,762 (11.5%). This discrepancy suggests potential challenges in achieving a favorable return on investment.
Fair value modelled at €5,381,238 from 6 comparable sales in the area. Asking €6,000,000 sits €618,762 (11.5%) above — overpriced versus fair value.
Asking €6,000,000 versus the avenida da República, 398 area baseline of €4,870,457 (€10,994/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €4,870,457, adjusted for condition and micro-location, gives a modelled fair value of €5,381,238 (€12,147/m²), a €618,762 (11.5%) gap versus the €6,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 398 | Subject | €6,000,000 | €13,544 | — | 75 | 68 |
| Cascais e Estoril · 1e60f7 | Active | €9,500,000 | €17,431 | 28.7% | — | 79 |
| rua Campânulas | Active | €2,900,000 | €10,035 | 25.9% | 78 | 72 |
| avenida Dom Nuno Álvares Pereira S / N | Active | €3,950,000 | €14,260 | 5.3% | 87 | 71 |
| avenida da Holanda | Active | €5,500,000 | €7,473 | 44.8% | 90 | 71 |
| Median comp | €4,725,000 | €12,148 | 10.3% | 87 | 72 |
Long-term rental This property, with a gap of 11.5% above fair value, does not present an attractive opportunity for long-term rental investment. Additionally, the gross yield of 1.4% suggests a low return relative to the property's asking price, indicating that it is overpriced for the market. Family rental The location offers suburban amenities suitable for families; however, the property is overpriced at €6,000,000 versus a fair value of €5,381,238. Given the low gross yield of 1.4%, this investment may not meet the financial expectations for a family rental. Buy-and-hold Holding this property for long-term appreciation looks less promising as it is currently overpriced by 11.5% compared to its fair value. The modest yield of 1.4% does not justify the high initial investment, making it a less appealing buy-and-hold strategy. Not ideal for Short-term vacation rental, Luxury market, Student housing.
Economic Decline Risk The property may face vulnerabilities from a lower economic stability score of 65/100, potentially affecting 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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