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 apartment of 292 m², built in 2023, energy rating B. Located on rua Santo António, 70, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The apartment includes a luxurious master suite with a walk-in closet and a master bathroom featuring exquisite Estremoz marble accents, enhancing both comfort and elegance.
The valuation. The asking price of €3,650,000 is significantly above the fair value of €3,159,557, representing an overprice of €490,443 (15.5%). The property's valuation does not align with market expectations. Buy-to-flip angle. A buy-to-flip strategy may be challenging, given the current asking price and overall market conditions, requiring a substantial increase in resale value to achieve profitability. Buy-to-let angle. With an estimated gross yield of 1.6%, the potential rental income of approximately €4,867 per month may not adequately cover investment expectations for cash flow, indicating a slow return on investment.
Fair value modelled at €3,159,557 from 6 comparable sales in the area. Asking €3,650,000 sits €490,443 (15.5%) above — overpriced versus fair value.
Asking €3,650,000 versus the rua Santo António, 70 area baseline of €2,714,587 (€9,297/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €2,714,587, adjusted for condition and micro-location, gives a modelled fair value of €3,159,557 (€10,820/m²), a €490,443 (15.5%) gap versus the €3,650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santo António, 70 | Subject | €3,650,000 | €12,500 | — | 85 | 68 |
| avenida Lago | Active | €2,200,000 | €10,732 | 14.1% | 80 | 72 |
| Cascais e Estoril · 438f50 | Active | €1,350,000 | €7,031 | 43.7% | 80 | 71 |
| Cascais e Estoril · 86cc1b | Active | €3,600,000 | €10,909 | 12.7% | 85 | 68 |
| Cascais e Estoril · 468050 | Active | €1,650,000 | €8,684 | 30.5% | 75 | 70 |
| Median comp | €1,925,000 | €9,708 | 22.3% | 80 | 71 |
Long-term rental The market for long-term rentals in Cascais e Estoril is under pressure, causing yields to hover around just 1.6%. Given the property is overpriced by 15.5%, the potential return does not justify the high entry cost for long-term investors. Buy-and-hold With fair value significantly lower than the asking price, this property presents a risk for buy-and-hold investors seeking stable growth. The 1.6% yield and 15.5% gap from fair value indicate that long-term appreciation may not compensate for the high purchase price over time. Family rental While the apartment offers good school options and a safe suburban environment, its overpriced status at €3,650,000 detracts from its appeal as a family rental. The 1.6% gross yield along with a 15.5% disparity from fair value suggests that families will likely seek more competitively priced alternatives in the area.
Tenant turnover risk With a tenant stability score of 60/100, there is an elevated risk of vacancy and associated costs due to potential frequent changes in tenants, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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