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 165 m², energy rating C. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: The private outdoor space not only offers stunning sea views but also includes a well-designed area for dining and leisure, enhancing the property's appeal for entertaining. Unique Aspect: Located in a prime area with easy access to vibrant cultural and leisure amenities, ensuring a lifestyle of convenience and enjoyment.
The valuation. The asking price of €2,500,000 is €769,491 (44.5%) above the fair value of €1,730,509, indicating that the property is overpriced. This discrepancy suggests significant caution for potential investors. Buy-to-flip angle. The resale strategy focuses on high-end finishes and prime location to attract affluent buyers, potentially yielding substantial profits if renovations enhance appeal. Quick renovations could facilitate a profitable flip within a year. Buy-to-let angle. With an estimated monthly rental of €2,917, the gross yield is a modest 1.4%, indicating limited cash flow and highlighting the need for strong tenant demand. However, the area's suburban charm could appeal to families seeking long-term rentals.
Fair value modelled at €1,730,509 from 6 comparable sales in the area. Asking €2,500,000 sits €769,491 (44.5%) above — overpriced versus fair value.
Asking €2,500,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €1,539,991 (€9,333/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 €1,539,991, adjusted for condition and micro-location, gives a modelled fair value of €1,730,509 (€10,488/m²), a €769,491 (44.5%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 096fc0 | Subject | €2,500,000 | €15,152 | — | 78 | 70 |
| rua de Nice | Active | €2,500,000 | €11,628 | 23.3% | 86 | 60 |
| Cascais e Estoril · 53cbdc | Active | €1,450,000 | €10,432 | 31.2% | 73 | 65 |
| Cascais e Estoril · b32993 | Active | €1,980,000 | €8,800 | 41.9% | 85 | 70 |
| Cascais e Estoril · 800418 | Active | €1,200,000 | €7,643 | 49.6% | 72 | 72 |
| Median comp | €1,715,000 | €9,616 | 36.5% | 79 | 68 |
Long-term rental The property's yield of 1.4% gross indicates that it is not generating sufficient return relative to its fair value of €1,730,509, making it an unattractive option for long-term investors. Additionally, with a fair value gap of 44.5%, this duplex is overpriced, suggesting that potential growth is limited compared to investment costs. Family rental A 3-bed duplex in the Cascais e Estoril area appears ill-suited for family rental, especially given its substantial price overvaluation at €2,500,000 against a fair value of €1,730,509. Families seeking affordable monthly costs may find the 1.4% gross yield inadequate and the overall price notably steep in this market. Short-term vacation rental With the high entry price of €2,500,000, this property fails to align with the demand dynamics for short-term vacation rentals in the area, and its yield of 1.4% reflects inadequate market attractiveness. The significant fair value gap of 44.5% further substantiates that the investment does not cater effectively to the short-term rental market in this suburban context. Luxury market Despite its appealing features and condition rating of 81/100, the duplex at €2,500,000 is overpriced against its fair value, indicating that it does not meet the luxury market's expectations for return on investment. The overall pricing strategy fails to captivate discerning buyers in a competitive luxury segment, primarily due to the significant 44.5% gap from its fair value.
Tenant turnover risk The tenant stability score of 70/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy costs and reduced 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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