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 97 m² on the 1st floor, built in 1993, energy rating D. Located on rua Mareantes, 138, Cascais e Estoril parish, Cascais municipality, Lisbon district. This apartment features a unique squash court within the condominium and is ideally situated near the scenic Casa da Guia, enhancing both lifestyle and investment potential.
The valuation. The asking price of €620,000 reflects an 18.7% premium over the fair value of €522,163, indicating the property is overpriced. This significant discrepancy suggests limited negotiation flexibility for prospective buyers.
Fair value modelled at €522,163 from 6 comparable sales in the area. Asking €620,000 sits €97,837 (18.7%) above — overpriced versus fair value.
Asking €620,000 versus the rua Mareantes, 138 area baseline of €490,365 (€5,055/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 is below the parish average, reducing 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 €490,365, adjusted for condition and micro-location, gives a modelled fair value of €522,163 (€5,383/m²), a €97,837 (18.7%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mareantes, 138 | Subject | €620,000 | €6,392 | — | 56 | 66 |
| Cascais e Estoril · b45329 | Active | €380,000 | €5,352 | 16.3% | 65 | 68 |
| travessa do Maçarico, 19 | Active | €536,000 | €5,414 | 15.3% | 68 | 73 |
| rua Jogo, 26 | Active | €475,000 | €4,318 | 32.4% | 75 | 67 |
| travessa do Maçarico, 19 | Active | €536,000 | €5,414 | 15.3% | 70 | 68 |
| Median comp | €505,500 | €5,383 | 15.8% | 69 | 68 |
Long-term rental This property is overpriced by 18.7% compared to its fair value of €522,163, which limits the potential for a feasible and attractive long-term rental investment. Additionally, with a gross yield of only 3.8% and a condition score of 60/100, the return on investment may not justify the high asking price. Family rental At €620,000, this apartment exceeds its fair value significantly, suggesting it may not attract families looking for value in their housing choices. Furthermore, with a neighborhood rating of 66/100, potential tenants may be more discerning, making it harder to secure reliable family renters at this price point. Buy-and-hold Despite the proximity to Lisbon providing potential for future appreciation, the current pricing reflects an 18.7% premium over fair value, presenting a riskier scenario for long-term investors. The property’s condition and yield further suggest that it is not positioned for optimal long-term growth, making it a less compelling buy-and-hold opportunity.
Economic volatility risk The economic stability score of 70/100 indicates a moderate level of volatility, which may lead to fluctuations in property value and rental income. Tenant turnover risk With a tenant stability score of 60/100, there is a higher likelihood of tenant turnover, potentially increasing vacancy periods and impacting 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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