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 apartment of 200 m², energy rating D. Located on rua dos Eucaliptos, 256, Cascais e Estoril parish, Cascais municipality, Lisbon district. This apartment features a private heated pool and a large garden in a gated community, enhancing the outdoor living experience.
The valuation. The asking price of €2,380,000 is significantly above the fair value of €2,062,500, creating a gap of €317,500 (15.4%). Verdict: overpriced. Buy-to-flip angle. A resale strategy at this high-end market prices would aim for significant appreciation, targeting modern finishes and desirable location attributes to attract buyers willing to pay above average. Buy-to-let angle. With a gross yield of 1.6%, the rental income strategy focuses on family tenants looking for high-quality living in a suburban environment, capitalizing on consistent demand in the Lisbon metro area.
Fair value modelled at €2,062,500 from 5 comparable sales in the area. Asking €2,380,000 sits €317,500 (15.4%) above — overpriced versus fair value.
Asking €2,380,000 versus the rua dos Eucaliptos, 256 area baseline of €1,768,828 (€8,844/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €1,768,828, adjusted for condition and micro-location, gives a modelled fair value of €2,062,500 (€10,313/m²), a €317,500 (15.4%) gap versus the €2,380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Eucaliptos, 256 | Subject | €2,380,000 | €11,900 | — | 85 | 65 |
| rua dos Eucaliptos, 256 | Active | €2,480,000 | €12,400 | 4.2% | 80 | 81 |
| rua Joaquim Ereira, 39 | Active | €1,990,000 | €8,122 | 31.7% | 75 | 69 |
| Cascais e Estoril · 4680fe | Active | €1,980,000 | €10,313 | 13.3% | 80 | 65 |
| avenida Valbom | Active | €1,400,000 | €13,592 | 14.2% | 85 | 68 |
| Median comp | €1,985,000 | €11,357 | 4.6% | 80 | 69 |
Long-term rental Despite the attractive suburban neighborhood of Cascais e Estoril, the 15.4% gap between the listing price of €2,380,000 and the fair value of €2,062,500 indicates that this property is overpriced. Furthermore, with a gross yield of only 1.6%, the investment is unlikely to generate meaningful returns for long-term rental investors. Buy-and-hold Given that the property is priced at a significant premium above its fair value, the buy-and-hold strategy may not be a suitable approach for this asset. The potential for appreciation is limited considering the 15.4% markup and the already low yield of 1.6%. Family rental This property, while located in a community with adequate school access and low crime rates, is still overpriced relative to its fair value. Investing in a family rental here would be challenging given the 1.6% gross yield, which may not justify the high initial investment of €2,380,000.
Potential Economic Decline A score of 65 in economic stability indicates a modest level of economic resilience, which could pose risks if conditions worsen, potentially affecting tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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