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.
3-bedroom, 3-bathroom duplex of 215 m², energy rating C. Located on rua de Nice, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Feature: This duplex features an extraordinary 119 m² private terrace with sea views, creating a unique outdoor living space that enhances the overall luxury of the residence.
The valuation. The asking price of €2,500,000 sits just below the fair value of €2,515,646, resulting in a slight difference of €15,646 (0.6%). This property is thus considered to be valued at a fair price.
Fair value modelled at €2,515,646 from 4 comparable sales in the area. Asking €2,500,000 sits €15,646 (0.6%) below — the upside to fair value.
Asking €2,500,000 versus the rua de Nice area baseline of €2,219,282 (€10,322/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €2,219,282, adjusted for condition and micro-location, gives a modelled fair value of €2,515,646 (€11,701/m²), a €15,646 (0.6%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Nice | Subject | €2,500,000 | €11,628 | — | 86 | 60 |
| avenida Fausto de Figueiredo, 143 | Active | €2,500,000 | €16,234 | 39.6% | 88 | 72 |
| avenida Tenente Coronel José Pessoa | Active | €3,100,000 | €10,544 | 9.3% | 85 | 75 |
| rua Joaquim Ereira, 39 | Active | €1,990,000 | €8,122 | 30.1% | 75 | 69 |
| Cascais e Estoril · 6ebb00 | Active | €1,890,000 | €12,857 | 10.6% | 80 | 68 |
| Median comp | €2,245,000 | €11,701 | 0.6% | 83 | 71 |
Long-term rental The property presents a modest gross yield of 1.9%, indicating that it may not align with optimal returns for a long-term rental strategy. Given the fair valuation of €2,500,000, this investment reflects current market conditions without significant upside for rental income. Family rental With a neighborhood rating of 60/100, the area may appeal to families seeking suburban living, yet the property’s price of €2,500,000 offers limited benefit against its fair value of €2,515,646. Although the condition score of 86/100 suggests a well-maintained residence, the overall investment does not present a compelling case for aggressive family rental strategies. Buy-and-hold At a listing price closely aligned with its fair value, this 3-bed duplex in Cascais exhibits potential for stability but lacks significant appreciation prospects given the minimal gap of 0.6%. While the area shows suburban attributes, the current price point indicates that long-term hold strategies may yield limited financial growth. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk With a tenant stability score of 50/100, there is a heightened risk of frequent tenant turnover, leading to potential vacancy periods and increased costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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