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, 3-bathroom apartment of 200 m², energy rating D. Located on rua dos Eucaliptos, 256, Cascais e Estoril parish, Cascais municipality, Lisbon district. The property includes a private heated pool and extensive landscaped gardens, enhancing outdoor living space and providing an exclusive retreat within a gated community.
The valuation. The asking price of €2,480,000 is €568,750 (29.8%) above the fair value of €1,911,250, indicating that the property is overpriced. Buyers may want to negotiate significantly before considering this investment.
Fair value modelled at €1,911,250 from 6 comparable sales in the area. Asking €2,480,000 sits €568,750 (29.8%) above — overpriced versus fair value.
Asking €2,480,000 versus the rua dos Eucaliptos, 256 area baseline of €1,631,382 (€8,157/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €1,631,382, adjusted for condition and micro-location, gives a modelled fair value of €1,911,250 (€9,556/m²), a €568,750 (29.8%) gap versus the €2,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Eucaliptos, 256 | Subject | €2,480,000 | €12,400 | — | 80 | 81 |
| rua Joaquim Ereira, 39 | Active | €1,990,000 | €8,122 | 34.5% | 75 | 69 |
| Cascais e Estoril · 4680fe | Active | €1,980,000 | €10,313 | 16.8% | 80 | 65 |
| avenida Valbom | Active | €1,400,000 | €13,592 | 9.6% | 85 | 68 |
| Cascais e Estoril · b32993 | Active | €1,980,000 | €8,800 | 29.0% | 85 | 70 |
| Median comp | €1,980,000 | €9,557 | 22.9% | 83 | 69 |
Long-term rental The property's asking price of €2,480,000 reflects a significant premium over the fair value of €1,911,250, indicating it is overpriced by 29.8%. At a gross yield of only 1.5%, it does not present a compelling long-term rental opportunity relative to its cost. Family rental With a fair value of €1,911,250 and a listing price that exceeds this by 29.8%, the apartment is considered overpriced for family rental purposes. While the good condition and neighborhood score are notable, the financial metrics do not support an attractive investment for family rentals at this price point. Buy-and-hold Given the property’s inflated listing price of €2,480,000 compared to its fair value of €1,911,250, it is overpriced by 29.8%, undermining potential returns for a buy-and-hold strategy. The low gross yield of 1.5% further complicates the outlook, making this asset a less viable option for long-term capital appreciation.
Economic Dependence Risk The property may be vulnerable to economic downturns due to a high economic stability score of 85, which indicates that while the economy is currently strong, any future economic fluctuations could significantly impact tenant stability, marked at 80.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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