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 127 m² on the 3rd floor, built in 2005, energy rating B. Located on rua França, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Noteworthy Features: This apartment includes a garage box for two cars, providing valuable parking space in a prime area near the beach and schools. Energy Rating: B.
The valuation. The asking price of €850,000 exceeds the fair value of €744,753 by €105,247, representing a 14.1% overvaluation. This property does not present a favorable pricing condition based on current market trends.
Fair value modelled at €744,753 from 6 comparable sales in the area. Asking €850,000 sits €105,247 (14.1%) above — overpriced versus fair value.
Asking €850,000 versus the rua França area baseline of €708,360 (€5,578/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €708,360, adjusted for condition and micro-location, gives a modelled fair value of €744,753 (€5,864/m²), a €105,247 (14.1%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua França | Subject | €850,000 | €6,693 | — | 74 | 66 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 162527 | Active | €455,000 | €5,617 | 16.1% | 75 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1908b6 | Active | €475,000 | €6,884 | 2.9% | 75 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Active | €475,000 | €5,864 | 12.4% | 80 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8750ab | Active | €475,000 | €5,864 | 12.4% | 80 | 69 |
| Median comp | €475,000 | €5,864 | 12.4% | 78 | 73 |
Long-term rental The property is currently valued at €850,000, which is 14.1% above the fair value of €744,753, indicating it is overpriced. With a gross yield of just 2.7%, this investment may not generate sufficient returns to justify the high entry cost in a suburban location. Buy-and-hold Given the market's fair value assessment, the €850,000 listing price may hinder potential capital appreciation over time, labeling it as overpriced. Investing in a property with a lower acquisition cost could provide better long-term financial benefits in a suburban area with moderate tenant quality. Family rental The residential listing price of €850,000 is above the €744,753 fair value, marking it as overpriced and potentially limiting demand from families seeking rentals. With a neighbourhood score of only 66/100, the property may struggle to attract suitable long-term family tenants under these market conditions.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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