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, 2-bathroom apartment of 133 m² on the 1st floor, energy rating A+. Located Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This apartment boasts an enclosed balcony with large glass surfaces that can be fully opened, enhancing its spaciousness and versatility for year-round enjoyment. Specific Detail: The enclosed balcony design creates additional living space while maintaining excellent natural light throughout the home.
The valuation. The asking price of €1,250,000 sits €249,840 (25.0%) above the fair value of €1,000,160. This property is clearly overpriced relative to its market valuation.
Fair value modelled at €1,000,160 from 6 comparable sales in the area. Asking €1,250,000 sits €249,840 (25.0%) above — overpriced versus fair value.
Asking €1,250,000 versus the Cascais e Estoril, Cascais, Lisbon area baseline of €850,786 (€6,397/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 €850,786, adjusted for condition and micro-location, gives a modelled fair value of €1,000,160 (€7,520/m²), a €249,840 (25.0%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cascais e Estoril · 76b31a | Subject | €1,250,000 | €9,398 | — | 84 | 71 |
| avenida Sabóia | Active | €1,300,000 | €9,489 | 1.0% | 72 | 72 |
| rua Palmeiras, 247 | Active | €645,000 | €8,063 | 14.2% | 80 | 69 |
| Cascais e Estoril · f14bf1 | Active | €950,000 | €7,600 | 19.1% | 75 | 59 |
| rua Gil Vicente | Active | €450,000 | €5,000 | 46.8% | 75 | 82 |
| Median comp | €797,500 | €7,832 | 16.7% | 75 | 71 |
Long-term rental Given the apartment's pricing of €1,250,000, which is 25% above its fair value of €1,000,160, long-term rental prospects may be less attractive due to the reduced yield of 2.1%. The economic context provided by proximity to Lisbon does not sufficiently justify this price point, presenting challenges for achieving favorable long-term rental returns. Family rental The property, priced at €1,250,000, shows significant overvaluation when compared to the fair market value of €1,000,160, which may deter families looking for reasonable rental costs. The suburban environment and decent condition rating of 81 out of 100 could appeal to families, but the high price undermines this potential. Buy-and-hold Acquiring this apartment for a buy-and-hold strategy appears financially challenging due to its 25% pricing gap above fair value, making it less viable for long-term appreciation. While the location near Lisbon offers economic advantages, the overpriced nature of the asset complicates investment justification, especially with a modest yield of 2.1%.
Economic downturn risk With an economic stability score of 80/100, there is still potential vulnerability to economic downturns which could impact tenant stability rated at 65/100, leading to increased vacancy rates and reduced 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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