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, 4-bathroom penthouse of 204 m² on the 5th floor, energy rating A+. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Feature: The penthouse includes a unique rooftop terrace featuring a jacuzzi and leisure area, offering stunning views over Cascais Bay and enhancing its luxurious appeal.
The valuation. The asking price of €3,500,000 is significantly above the fair value of €2,016,589, making it overpriced by €1,483,411 or 73.6%. This discrepancy highlights an unattractive entry point for potential investors. Buy-to-flip angle. The strategy to resell this penthouse would focus on high-end renovations and staging, aiming for quick turnover in the upscale market. Given current pricing, a compelling flip appears unlikely under the present valuation. Buy-to-let angle. With an estimated monthly rental income of €3,208, the gross yield stands at 1.1%, which is underwhelming for long-term investment. This property may attract families due to its high-end finishes and suburban location, but the yield does not justify the asking price.
Fair value modelled at €2,016,589 from 6 comparable sales in the area. Asking €3,500,000 sits €1,483,411 (73.6%) above — overpriced versus fair value.
Asking €3,500,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €1,724,868 (€8,455/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €1,724,868, adjusted for condition and micro-location, gives a modelled fair value of €2,016,589 (€9,885/m²), a €1,483,411 (73.6%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · c4984f | Subject | €3,500,000 | €17,157 | — | 85 | 68 |
| Cascais e Estoril · cbc038 | Active | €1,900,000 | €8,155 | 52.5% | 82 | 76 |
| Cascais e Estoril · 86cc1b | Active | €3,600,000 | €10,909 | 36.4% | 85 | 68 |
| rua Pêro de Alenquer | Active | €1,790,000 | €8,861 | 48.4% | 80 | 64 |
| Cascais e Estoril · 82c83f | Active | €1,950,000 | €11,207 | 34.7% | 80 | 67 |
| Median comp | €1,925,000 | €9,885 | 42.4% | 81 | 68 |
Family rental The property is notably overpriced at €3,500,000, with a fair value significantly lower at €2,016,589, revealing a 73.6% gap. Given the low yield of 1.1% and the neighborhood rating of 68/100, this investment lacks the financial feasibility and tenant attractiveness required for a successful family rental. Long-term rental A long-term rental strategy is compromised by the property's high asking price, which exceeds fair market value by 73.6%, indicating it is overpriced at €3,500,000. The 1.1% gross yield and neighborhood quality further suggest that pursuing this route is unlikely to yield favorable returns. Buy-and-hold The buy-and-hold strategy is unfavorable for this property, as it is overpriced by 73.6% when compared to the fair value of €2,016,589. Additionally, the low yield of 1.1% significantly diminishes the long-term growth potential, making it a poor candidate for investment appreciation.
Economic Risk A score of 65/100 in economic stability indicates potential vulnerability to market fluctuations that could affect rent and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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