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.
6-bedroom, 1-bathroom apartment of 150 m² on the 1st floor, built in 1988, energy rating D. Located Carcavelos e Parede parish, Cascais municipality, Lisbon district. This apartment offers exclusive access to a three-unit building, ensuring a rare blend of privacy and tranquility in a bustling coastal area.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €895,545, resulting in an excess of €354,455 (39.6%). Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy would require investing in modernization to enhance resale value, with potential gains dependent on local market conditions. Buy-to-let angle. Given the current 0% gross yield and estimated lack of rental income, a buy-and-hold approach appears risky unless market dynamics improve.
Fair value modelled at €895,545 from 6 comparable sales in the area. Asking €1,250,000 sits €354,455 (39.6%) above — overpriced versus fair value.
Asking €1,250,000 versus the Carcavelos e Parede, Cascais, Lisbon area baseline of €915,261 (€6,102/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is below the parish average, reducing 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 €915,261, adjusted for condition and micro-location, gives a modelled fair value of €895,545 (€5,970/m²), a €354,455 (39.6%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carcavelos e Parede · efdd79 | Subject | €1,250,000 | €8,333 | — | 72 | 70 |
| rua Gil Vicente | Active | €539,500 | €5,042 | 39.5% | 76 | 74 |
| rua Infante Dom Henrique | Active | €950,000 | €6,786 | 18.6% | 60 | 70 |
| São Domingos de Rana · 627352 | Active | €600,000 | €6,000 | 28.0% | 78 | 75 |
| São Domingos de Rana · dee4b4 | Active | €1,200,000 | €5,941 | 28.7% | 85 | 69 |
| Median comp | €775,000 | €5,971 | 28.4% | 77 | 72 |
Long-term rental Given the current valuation of €1,250,000, this property appears overpriced by 39.6% compared to its fair value of €895,545. The zero gross yield indicates that it may not generate the desired cash flow in a long-term rental strategy, making it a risky investment choice. Family rental The family rental market is unlikely to offer sufficient returns given the property’s overpriced status at €1,250,000, which is significantly above its fair value of €895,545. The average condition rating of 71/100 and suburban amenities may not justify the high investment for families seeking more value for their living arrangements. Buy-and-hold Investing in this apartment as a buy-and-hold may not align with investment goals due to its significant overpricing, with a notable gap of 39.6% from the fair value of €895,545. The low gross yield of 0% adds further weight to the argument that this property's potential for appreciation may be limited while holding onto it for the long term.
Economic Sensitivity Risk With both economic stability and tenant stability scores at 70/100, there is a heightened risk of negative impacts during economic downturns, potentially affecting income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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