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.
2-bedroom, 2-bathroom apartment of 80 m² on the 2nd floor, energy rating C. Located on rua de Setúbal, 48, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Noteworthy Features: The apartment includes a cleverly concealed desk within a wardrobe, enhancing the functionality of the living space for remote work without sacrificing aesthetics.
The valuation. The asking price of €485,000 is €86,566 (21.7%) above the fair value of €398,434, indicating the property is overpriced. Buy-to-flip angle. The strategy would involve minimal renovations to leverage the property’s high-quality finishes for a quick resale at a premium price. Buy-to-let angle. With an estimated rental income of €1,172/month, the gross yield is 2.9%, making it a less attractive long-term investment for family rentals.
Fair value modelled at €398,434 from 6 comparable sales in the area. Asking €485,000 sits €86,566 (21.7%) above — overpriced versus fair value.
Asking €485,000 versus the rua de Setúbal, 48 area baseline of €382,404 (€4,780/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €382,404, adjusted for condition and micro-location, gives a modelled fair value of €398,434 (€4,980/m²), a €86,566 (21.7%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Setúbal, 48 | Subject | €485,000 | €6,063 | — | 80 | 78 |
| rua Infante Dom Henrique, 133 | Active | €370,000 | €4,933 | 18.6% | 75 | 74 |
| Carcavelos e Parede · ba59a4 | Active | €390,000 | €5,270 | 13.1% | 75 | 70 |
| rua das Magnólias, 17 | Active | €548,000 | €5,028 | 17.1% | 72 | 66 |
| rua Ary dos Santos, 637 | Active | €390,000 | €5,270 | 13.1% | 71 | 71 |
| Median comp | €390,000 | €5,149 | 15.1% | 74 | 71 |
Long-term rental The 2-bed apartment in Carcavelos e Parede is currently overpriced at €485,000 compared to its fair value of €398,434, resulting in a 21.7% gap. With a gross yield of only 2.9%, the income potential does not justify the elevated purchase price, making it less attractive for long-term rental investments. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable returns, given its fair value assessment of €398,434 versus the listing price of €485,000. The 21.7% valuation gap suggests that potential appreciation may not compensate for the initial overpayment, resulting in a less appealing investment outlook. Family rental Although the property is located in a desirable neighborhood with a solid safety profile, its price of €485,000 significantly exceeds the fair value of €398,434. The resulting 21.7% overvaluation indicates that the financial metrics may not provide sufficient returns for family rental prospects over the long term.
Tenant turnover risk: With a tenant stability score of 70/100, there's a significant potential for higher turnover rates, which could increase vacancy periods and impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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