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 118 m² on the 1st floor, built in 2007, energy rating D. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious 33 m² living room that opens to a pleasant terrace, providing abundant natural light and an ideal setting for outdoor dining. Proximity to Amenities: Located within walking distance to multiple beaches, the Estoril Casino, and excellent international schools enhances its appeal for families and lifestyle seekers.
The valuation. The asking price of €725,000 is significantly above its fair value of €580,133, indicating an overpriced property by €144,867 (25.0%). This suggests the investment requires careful consideration given the marked discrepancy in value. Buy-to-flip angle. A buy-to-flip strategy would involve renovating the property to enhance its appeal, aiming for a resale at a higher price point in a recovering market, although current pricing suggests limited profit potential. Buy-to-let angle. The estimated rental income of €2,417/month offers a gross yield of 4%, making it a potential candidate for long-term family rentals despite the high initial purchase price that impacts cash flow considerations.
Fair value modelled at €580,133 from 6 comparable sales in the area. Asking €725,000 sits €144,867 (25.0%) above — overpriced versus fair value.
Asking €725,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €467,014 (€3,958/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €467,014, adjusted for condition and micro-location, gives a modelled fair value of €580,133 (€4,916/m²), a €144,867 (25.0%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 5ed01a | Subject | €725,000 | €6,144 | — | 72 | 65 |
| rua das Flores, 11A | Active | €599,000 | €5,209 | 15.2% | 75 | 75 |
| rua Mealha | Active | €600,000 | €6,452 | 5.0% | 75 | 72 |
| Alcabideche · 86cd6e | Active | €615,000 | €4,624 | 24.7% | 73 | 70 |
| rua Carangueja, 195 | Active | €530,000 | €3,985 | 35.1% | 72 | 74 |
| Median comp | €599,500 | €4,917 | 20.0% | 74 | 73 |
Long-term rental The property in Cascais e Estoril appears overpriced, listed at €725,000 while the fair value stands at €580,133, indicating a 25% gap. With a gross yield of only 4%, the potential for long-term rental income does not justify the current market price. Family rental Given the property’s current listing price of €725,000, it is significantly above the fair value of €580,133, which presents a 25% discrepancy. Families seeking rental options may find better alternatives in the market, especially considering the property’s average condition and neighborhood score. Buy-and-hold Investing in a buy-and-hold strategy for this property is questionable, as its €725,000 price tag exceeds the fair value of €580,133 by 25%. The anticipated appreciation may not compensate for the initial overvaluation, making it a less attractive option for long-term investment.
Tenant Default Risk With a tenant stability score of 60/100, there is a significant risk of potential tenant defaults affecting 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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