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.
5-bedroom, 8-bathroom villa of 722 m², built in 1976, energy rating B. Located on avenida República, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This villa boasts panoramic sea views from two levels and features a tranquil lake and waterfall within its expansive landscaped gardens, creating a luxurious outdoor sanctuary.
The valuation. The asking price of €9,500,000 significantly exceeds the fair value of €5,488,786, resulting in an overvaluation of €4,011,214 (73.1%). This property is overpriced given the current market conditions.
Fair value modelled at €5,488,786 from 6 comparable sales in the area. Asking €9,500,000 sits €4,011,214 (73.1%) above — overpriced versus fair value.
Asking €9,500,000 versus the avenida República area baseline of €4,605,088 (€6,378/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €4,605,088, adjusted for condition and micro-location, gives a modelled fair value of €5,488,786 (€7,602/m²), a €4,011,214 (73.1%) gap versus the €9,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida República | Subject | €9,500,000 | €13,158 | — | 85 | 73 |
| Cascais e Estoril · 652f60 | Active | €3,500,000 | €7,543 | 42.7% | 85 | 71 |
| Cascais e Estoril · 626f95 | Active | €6,950,000 | €11,583 | 12.0% | 75 | 68 |
| Cascais e Estoril · 02387a | Active | €5,500,000 | €7,463 | 43.3% | 85 | 72 |
| avenida de Sintra | Active | €2,050,000 | €5,325 | 59.5% | 84 | 70 |
| Median comp | €4,500,000 | €7,503 | 43.0% | 85 | 71 |
Long-term rental Given the property's €9,500,000 listing price, the yield of 2% gross indicates that it may not generate sufficient return relative to its investment cost. The property is overpriced by 73.1% compared to its fair value of €5,488,786, making it an unattractive option for long-term rental investments. Buy-and-hold With a fair value significantly lower than the asking price, the potential appreciation from this property does not justify its current market price of €9,500,000. Investing in a property that is overpriced by 73.1% undermines the buy-and-hold strategy, suggesting a less favorable risk-reward scenario. Family rental While the property is set in a suburban area that might appeal to families, its high listing price of €9,500,000 limits its viability as a family rental option. The significant gap of 73.1% from its fair value indicates that families looking for rental accommodation may find more value elsewhere. Not ideal for: Luxury market The luxury market typically seeks properties that are well-valued and offer high returns; however, this villa's €9,500,000 price tag exceeds its fair value considerably. The overpriced nature of the property at 73.1% above fair value means it likely does not align with the expectations of luxury buyers. Not ideal for: Short-term vacation rental Given the overpriced status of the villa at €9,500,000, short-term vacation rentals may struggle to attract bookings that justify such a premium. A gap of 73.1% from fair value presents a risk that could deter users seeking short-term accommodations in the area.
Economic downturn risk Given the economic stability score of 75/100, there is a potential risk that an economic downturn could impact tenant retention and rental income negatively, leading to increased vacancies and reduced revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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