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.
4-bedroom, 5-bathroom apartment of 302 m² on the 3rd floor, built in 1998, energy rating C. Located on avenida Manuel Júlio Carvalho e Costa, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This luxurious apartment includes a fireplace in the expansive living area and offers direct access to a spacious 25m² balcony with stunning ocean views. Condition: Excellent condition with modern finishes and high-quality materials.
The valuation. The asking price of €5,800,000 is significantly above the fair value of €3,184,354, yielding an excess of €2,615,646 (82.1%). This property is considered overpriced and does not represent a viable investment opportunity.
Fair value modelled at €3,184,354 from 5 comparable sales in the area. Asking €5,800,000 sits €2,615,646 (82.1%) above — overpriced versus fair value.
Asking €5,800,000 versus the avenida Manuel Júlio Carvalho e Costa area baseline of €2,724,437 (€9,021/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 €2,724,437, adjusted for condition and micro-location, gives a modelled fair value of €3,184,354 (€10,544/m²), a €2,615,646 (82.1%) gap versus the €5,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Manuel Júlio Carvalho e Costa | Subject | €5,800,000 | €19,205 | — | 85 | 67 |
| Cascais e Estoril · 468101 | Active | €2,100,000 | €13,208 | 31.2% | 75 | 71 |
| autoestrada N6 | Active | €3,490,000 | €17,990 | 6.3% | 80 | 69 |
| rua Professor Flemming | Active | €2,100,000 | €8,203 | 57.3% | 80 | 60 |
| rua Palmeiras, 5 | Active | €1,690,000 | €8,756 | 54.4% | 80 | 70 |
| Median comp | €2,100,000 | €10,982 | 42.8% | 80 | 70 |
Long-term rental Despite the appealing suburban location, the property is overpriced at €5,800,000 compared to a fair value of €3,184,354, leading to a significant gap of 82.1%. With a gross yield of only 1.6%, the investment returns are unattractive in a competitive rental market. Value-add renovation This property’s current high price tag suggests it is overpriced, making any potential renovation investments challenging to justify. Achieving a return on investment becomes increasingly difficult when initial costs exceed market value and average expected returns. Family rental While the property could appeal to families seeking spacious accommodations, its excessive price indicates it is overpriced, potentially deterring long-term tenants. The moderate neighbourhood rating of 67/100 further complicates its attractiveness as a family rental in light of the financial expectations.
Economic Volatility With an economic stability score of 70/100, there is a moderate risk of fluctuations in the local economy that could impact property values and rental income. Tenant Instability A tenant stability score of 65/100 indicates a potential risk of turnover and vacancies, which may affect cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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