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, 3-bathroom house of 310 m², energy rating D. Located on rua Vila Nova, 82, Alcabideche parish, Cascais municipality, Lisbon district. The garden offers a private oasis ideal for outdoor dining and relaxation, complemented by direct access from the multipurpose room, enhancing indoor-outdoor lifestyle options.
The valuation. The asking price of €1,250,000 sits significantly above the fair value of €1,123,590, indicating an overpricing of €126,410 (11.3%). This positions the property as an unfavorable investment option in terms of initial cost.
Fair value modelled at €1,123,590 from 6 comparable sales in the area. Asking €1,250,000 sits €126,410 (11.3%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua Vila Nova, 82 area baseline of €822,836 (€2,654/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €822,836, adjusted for condition and micro-location, gives a modelled fair value of €1,123,590 (€3,624/m²), a €126,410 (11.3%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vila Nova, 82 | Subject | €1,250,000 | €4,032 | — | 75 | 69 |
| rua São Pedro | Active | €850,000 | €3,829 | 5.0% | 70 | 77 |
| rua Pinheiros | Active | €1,390,000 | €4,894 | 21.4% | 74 | 74 |
| rua Cesaltina Fialho Gouveia | Active | €950,000 | €2,375 | 41.1% | 68 | 75 |
| rua Cesaltina Fialho Gouveia, 557 | Active | €1,322,000 | €3,982 | 1.2% | 75 | 71 |
| Median comp | €1,136,000 | €3,906 | 3.1% | 72 | 75 |
Long-term rental The property presents a gross yield of 3.4%, which is relatively low given current market demands and the fair value gap of 11.3%. This suggests that potential long-term rental income is insufficient to justify the asking price, indicating that the property is overpriced. Family rental While the home's size and location may appeal to families, the neighbourhood rating of 69/100 suggests potential limitations in amenities and tenant quality. Therefore, the asking price does not reflect a favorable opportunity for family rental, indicating the property is overpriced. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its valuation being 11.3% above fair value, reducing the likelihood of appreciating returns. The overall condition score of 78/100 and lower neighbourhood quality further suggest that the property is overpriced for long-term investment purposes.
Economic and Tenant Stability Risk With an economic stability score of 75/100 and a tenant stability score of 65/100, there is a notable risk of fluctuating rental income due to potential tenant turnover and economic volatility.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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