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 house of 105 m², built in 1964, energy rating D. Located on rua da Areia, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This mid-century property boasts a charming balcony off the living room and includes a garage, offering valuable additional parking space in a sought-after location near Guincho beach.
The valuation. The asking price of €1,000,000 is significantly above its fair value of €662,429, representing an excess of €337,571 (51.0%). This property is overpriced based on current market rates.
Fair value modelled at €662,429 from 6 comparable sales in the area. Asking €1,000,000 sits €337,571 (51.0%) above — overpriced versus fair value.
Asking €1,000,000 versus the rua da Areia area baseline of €615,823 (€5,865/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €615,823, adjusted for condition and micro-location, gives a modelled fair value of €662,429 (€6,309/m²), a €337,571 (51.0%) gap versus the €1,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Areia | Subject | €1,000,000 | €9,524 | — | 52 | 63 |
| Cascais e Estoril · d059da | Active | €680,000 | €6,018 | 36.8% | 54 | 62 |
| rua Barbosa Du Bocage | Active | €680,000 | €5,965 | 37.4% | 68 | 62 |
| rua Barbosa do Bocage | Active | €680,000 | €6,018 | 36.8% | 69 | 68 |
| rua dos Faisões | Active | €1,600,000 | €11,594 | 21.7% | 75 | 67 |
| Median comp | €680,000 | €6,018 | 36.8% | 69 | 65 |
Long-term rental The property’s listing price of €1,000,000 represents a significant 51.0% gap from its fair value of €662,429, indicating it is overpriced. With a gross yield of only 2.7%, the potential return on investment may not justify the elevated cost in the long-term rental market. Family rental At a price point significantly above fair value, this property does not present an attractive opportunity for family rentals in Cascais e Estoril. The average condition score of 63/100 and a similar neighborhood rating suggest that potential families might prefer options with better value propositions and amenities. Buy-and-hold The buy-and-hold strategy for this property appears unfavorable given its 51.0% markup over fair value, which raises concerns about future appreciation. Additionally, the modest gross yield of 2.7% signals limited cash flow potential, making it less appealing as a long-term investment in the current market. Not ideal for luxury market This property is ill-suited for the luxury market, as it is priced significantly above its fair value and the condition and neighborhood scores do not align with luxury standards. Buyers seeking high-end properties may prioritize locations and conditions that offer better returns on investment. Not ideal for student housing Given its overpriced status and modest gross yield, this property does not serve as a viable option for the student housing market. The suburban location and lower tenant quality may deter prospective student renters who seek affordability and access to educational amenities. Not ideal for short-term vacation rental The significant gap between the listing price and fair value limits the attractiveness of this property as a short-term vacation rental option. Additionally, the neighborhood characteristics and condition may not appeal to potential short-term guests looking for quality accommodations.
Economic Vulnerability The economic stability score of 72 indicates a moderate risk, while the tenant stability score of 58 suggests potential turnover issues that could lead to higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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