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, 6-bathroom house of 398 m², energy rating A. Located on rua Beatriz Costa, 4, Carcavelos e Parede parish, Cascais municipality, Lisbon district. This property features an impressive terrace off the master suite, offering panoramic sea views of Cascais and a versatile space that can function as an office or small living area.
The valuation. The asking price of €2,495,000 sits €370,445 (17.4%) above the fair value of €2,124,555, indicating the property is overpriced. This discrepancy suggests limited investment potential at the current price point.
Fair value modelled at €2,124,555 from 5 comparable sales in the area. Asking €2,495,000 sits €370,445 (17.4%) above — overpriced versus fair value.
Asking €2,495,000 versus the rua Beatriz Costa, 4 area baseline of €1,965,958 (€4,940/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,965,958, adjusted for condition and micro-location, gives a modelled fair value of €2,124,555 (€5,338/m²), a €370,445 (17.4%) gap versus the €2,495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Beatriz Costa, 4 | Subject | €2,495,000 | €6,269 | — | 80 | 76 |
| rua Cidade de Braga S / N | Active | €2,555,000 | €9,428 | 50.4% | 82 | 75 |
| São Domingos de Rana · cfe031 | Active | €1,500,000 | €5,338 | 14.8% | 82 | 70 |
| Carcavelos e Parede · 1e60a1 | Active | €1,695,000 | €4,346 | 30.7% | 75 | 72 |
| Carcavelos e Parede · 38a3df | Active | €1,250,000 | €3,981 | 36.5% | 84 | 70 |
| Median comp | €1,597,500 | €4,842 | 22.8% | 82 | 71 |
Long-term rental The property, listed at €2,495,000, is overpriced with a significant gap of 17.4% compared to its fair value of €2,124,555. The 2.7% gross yield also suggests that, while it may generate steady rental income, the investment lacks attractive returns relative to the initial capital outlay. Family rental Given the family-oriented nature of Carcavelos e Parede, this property could appeal to tenants looking for stability; however, the 17.4% price premium over fair value makes it an unattractive long-term commitment. The neighbourhood's livability and amenities are positives, but they do not justify the current asking price. Buy-and-hold Despite its potential for appreciation in a suburban area within Greater Lisbon, the property is priced 17.4% above its fair value, indicating it may not yield desirable returns over time. The 84/100 condition score supports long-term viability; still, the high entry price limits the investment's overall attractiveness.
[Economic Vulnerability] With an economic stability score of 80/100, there is still a moderate risk of downturns in the economy impacting rental demand, despite the relatively high score.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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