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.
9-bedroom, 4-bathroom house of 390 m², energy rating E. Located on avenida Marginal, Cascais e Estoril parish, Cascais municipality, Lisbon district. This property boasts direct beach access and stunning ocean views from multiple balconies, enhancing the outdoor living experience for residents.
The valuation. The asking price of €4,000,000 is significantly above the fair value of €2,768,409, with a discrepancy of €1,231,591 (44.5%). This valuation indicates that the property is overpriced.
Fair value modelled at €2,768,409 from 6 comparable sales in the area. Asking €4,000,000 sits €1,231,591 (44.5%) above — overpriced versus fair value.
Asking €4,000,000 versus the avenida Marginal area baseline of €2,507,173 (€6,429/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €2,507,173, adjusted for condition and micro-location, gives a modelled fair value of €2,768,409 (€7,098/m²), a €1,231,591 (44.5%) gap versus the €4,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marginal | Subject | €4,000,000 | €10,256 | — | 67 | 65 |
| Cascais e Estoril · b7c132 | Active | €3,450,000 | €6,389 | 37.7% | 65 | 69 |
| avenida Marechal Carmona | Active | €4,600,000 | €6,970 | 32.0% | 80 | 74 |
| Alcabideche · 5da306 | Active | €13,500,000 | €22,059 | 115.1% | 80 | 72 |
| Cascais e Estoril · 89e6df | Active | €1,590,000 | €7,227 | 29.5% | 61 | 73 |
| Median comp | €4,025,000 | €7,099 | 30.8% | 73 | 73 |
Long-term rental The property is overpriced with a significant gap of 44.5% compared to its fair value, making it a questionable option for long-term rental returns. With a gross yield of only 1.3%, investors might find it challenging to achieve satisfactory cash flow. Family rental Given the high asking price of €4,000,000, the property does not present an appealing opportunity for family rental purposes. The neighborhood's amenities and tenant quality do not support the premium pricing, resulting in potential challenges in attracting tenants. Buy-and-hold As an investment strategy, buying this property at its current listing price would likely lead to subpar returns due to its fair value being significantly lower. The combination of low yield and high initial costs suggests that holding this property long-term may not yield the expected appreciation. Not ideal for: Student housing, Luxury market, Short-term vacation rental The property’s pricing is misaligned with the local market conditions, and it fails to cater to the characteristics desired for short-term vacation rentals and high-end luxury properties. Additionally, its condition rating of 69/100 indicates that significant investment would be necessary to align it with the expectations of those specific markets.
Economic Dependence Risk With an economic stability score of 65, there is a moderate risk that economic fluctuations may negatively impact rental income and occupancy rates, making the property vulnerable to market downturns. Tenant Dependability Risk Similarly, a tenant stability score of 65 indicates potential challenges in maintaining consistent occupancy, as the likelihood of tenant turnover and difficulty in attracting long-term renters is elevated.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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