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, 1-bathroom apartment of 111 m², energy rating D. Located on largo do Colégio, Cascais e Estoril parish, Cascais municipality, Lisbon district. This apartment features a generous private terrace with sea views, perfect for al fresco dining, and is nestled in a vibrant neighborhood renowned for its dining and cultural attractions.
The valuation. The asking price of €1,200,000 sits 39.8% above the fair value of €858,516, indicating that the property is overpriced. This significant premium may deter potential buyers looking for a more equitable investment.
Fair value modelled at €858,516 from 6 comparable sales in the area. Asking €1,200,000 sits €341,484 (39.8%) above — overpriced versus fair value.
Asking €1,200,000 versus the largo do Colégio area baseline of €750,279 (€6,759/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is below the parish average, reducing 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 €750,279, adjusted for condition and micro-location, gives a modelled fair value of €858,516 (€7,734/m²), a €341,484 (39.8%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo do Colégio | Subject | €1,200,000 | €10,811 | — | 74 | 62 |
| autoestrada A5 | Active | €1,100,000 | €8,594 | 20.5% | 75 | 64 |
| Cascais e Estoril · a8042c | Active | €590,000 | €6,782 | 37.3% | 72 | 68 |
| Cascais e Estoril · 4a80ed | Active | €1,500,000 | €13,514 | 25.0% | 70 | 72 |
| Cascais e Estoril · 83439f | Active | €550,000 | €6,875 | 36.4% | 78 | 70 |
| Median comp | €845,000 | €7,735 | 28.5% | 74 | 69 |
Long-term rental This property is overpriced at €1,200,000 compared to a fair value of €858,516, resulting in a significant 39.8% gap. With a gross yield of only 1.8%, investors may find better opportunities elsewhere that provide more favorable returns. Family rental Despite its suburban location and reasonable amenities, this 2-bed apartment is overpriced at €1,200,000, highlighting a disparity of 39.8% from its fair value of €858,516. Families looking for rental options in this market may be deterred by its low gross yield of 1.8%. Buy-and-hold Purchasing this property for a buy-and-hold strategy is not advisable, given its overpricing at €1,200,000 against a fair value of €858,516, indicating a gap of 39.8%. The achieved gross yield of 1.8% further restricts long-term value growth potential, suggesting that the investment may not yield sufficient returns over time.
Economic Vulnerability The economic stability score of 60 indicates a moderate risk of economic downturns affecting property value or rental income, as even small fluctuations can have significant impacts in such a scenario. Tenant Instability With a tenant stability score of 65, there may be a higher turnover rate than desired, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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