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 house of 234 m², built in 2013, energy rating B. Located on rua Rio Homem, 121, Carcavelos e Parede parish, Cascais municipality, Lisbon district. Noteworthy Features: The property includes a winter room with glass doors, allowing year-round use, and an automatic pool cover discreetly integrated into the wooden decking for enhanced aesthetics and safety.
The valuation. The asking price of €1,590,000 sits €219,919 (16.1%) above the fair value of €1,370,081. This property is consequently considered overpriced.
Fair value modelled at €1,370,081 from 4 comparable sales in the area. Asking €1,590,000 sits €219,919 (16.1%) above — overpriced versus fair value.
Asking €1,590,000 versus the rua Rio Homem, 121 area baseline of €1,273,714 (€5,443/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,273,714, adjusted for condition and micro-location, gives a modelled fair value of €1,370,081 (€5,855/m²), a €219,919 (16.1%) gap versus the €1,590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rio Homem, 121 | Subject | €1,590,000 | €6,795 | — | 85 | 62 |
| avenida Almirante João de Azevedo Coutinho S / N | Active | €1,590,000 | €5,761 | 15.2% | 82 | 67 |
| São Domingos de Rana · 834052 | Active | €1,398,000 | €6,132 | 9.8% | 85 | 78 |
| Carcavelos e Parede · 911425 | Active | €1,300,000 | €5,417 | 20.3% | 80 | 78 |
| Porto Salvo · 2fce40 | Active | €1,350,000 | €5,579 | 17.9% | 90 | 81 |
| Median comp | €1,374,000 | €5,670 | 16.6% | 84 | 78 |
Long-term rental Given the property's 2.1% gross yield, which is below the market average, investing in long-term rental may not provide adequate returns due to the current overpricing. Moreover, while the suburban location may attract stable tenants, the 16.1% gap to fair value suggests potential risks in investment longevity. Family rental Although the suburban environment could appeal to families seeking rental properties, the house's price is significantly above the fair market value, making it an unattractive investment for family rentals. The relatively lower neighborhood rating of 62/100 further complicates its desirability for long-term family tenants. Buy-and-hold The overpricing of this property—reflected in the €1,590,000 listing compared to a fair value of €1,370,081—casts doubt on the viability of a buy-and-hold strategy. Despite the potential demand from tenants in the surrounding areas, the current price premium poses significant long-term financial risks for investors.
High Tenant Turnover Risk With a tenant stability score of only 55/100, there is a significant risk of high turnover rates, which can increase vacancy periods and associated costs for the property.
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