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 105 m², energy rating C. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. This apartment features a spacious terrace seamlessly connected to the bright living area, ideal for enjoying leisure moments and outdoor dining in the heart of Monte Estoril.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €780,244, making this property overpriced by €419,756, or 53.8%. This discrepancy suggests a poor investment opportunity for buyers seeking fair market value.
Fair value modelled at €780,244 from 6 comparable sales in the area. Asking €1,200,000 sits €419,756 (53.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €658,923 (€6,275/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €658,923, adjusted for condition and micro-location, gives a modelled fair value of €780,244 (€7,431/m²), a €419,756 (53.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · e5530c | Subject | €1,200,000 | €11,429 | — | 78 | 78 |
| praceta José Florindo, 455 | Active | €795,000 | €9,815 | 14.1% | 78 | 72 |
| Cascais e Estoril · 652f61 | Active | €590,000 | €7,195 | 37.0% | 75 | 64 |
| Cascais e Estoril · 8312f8 | Active | €650,000 | €6,989 | 38.8% | 72 | 68 |
| Cascais e Estoril · 828fe0 | Active | €650,000 | €6,989 | 38.8% | 73 | 75 |
| Median comp | €650,000 | €7,092 | 37.9% | 74 | 70 |
Long-term rental The current listing price of €1,200,000 significantly exceeds the fair value of €780,244, indicating the property is overpriced by 53.8%. With a gross yield of only 1.8%, this property does not present an attractive long-term rental investment opportunity. Family rental This property’s pricing at €1,200,000, which is 53.8% more than its fair value of €780,244, makes it a poor candidate for family rental investment. Despite a decent condition rating of 81/100, the yield of 1.8% does not justify the high acquisition cost for families seeking rental options. Buy-and-hold The listing price of €1,200,000 suggests the property is overpriced by 53.8% compared to its fair value of €780,244, making it a questionable buy-and-hold asset. Given the low gross yield of 1.8%, potential appreciation does not offset the current elevated price point, diminishing the long-term investment appeal.
Increased vacancy risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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