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 68 m² on the 1st floor, built in 1989, energy rating D. Located on rua Alexandre Herculano, Cascais e Estoril parish, Cascais municipality, Lisbon district. Noteworthy Features: This apartment boasts a charming balcony overlooking the historic center, offering a rare outdoor space in a vibrant urban environment, perfect for enjoying the Cascais lifestyle.
The valuation. The asking price of €649,000 sits significantly above the fair value of €464,297, representing an overpricing of €184,703 (39.8%). This stark difference indicates a strong misalignment between market expectations and actual property value.
Fair value modelled at €464,297 from 4 comparable sales in the area. Asking €649,000 sits €184,703 (39.8%) above — overpriced versus fair value.
Asking €649,000 versus the rua Alexandre Herculano area baseline of €394,732 (€5,805/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €394,732, adjusted for condition and micro-location, gives a modelled fair value of €464,297 (€6,828/m²), a €184,703 (39.8%) gap versus the €649,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre Herculano | Subject | €649,000 | €9,544 | — | 82 | 72 |
| avenida Dinamarca | Active | €490,000 | €6,901 | 27.7% | 80 | 72 |
| Cascais e Estoril · 4a80ed | Active | €1,500,000 | €13,514 | 41.6% | 70 | 72 |
| rua Marquês Soveral, 40 | Active | €389,000 | €6,593 | 30.9% | 80 | 61 |
| praceta Marquês Soveral | Active | €385,000 | €6,754 | 29.2% | 82 | 74 |
| Median comp | €439,500 | €6,828 | 28.5% | 80 | 72 |
Long-term rental Given the property is priced at €649,000 versus a fair market value of €464,297, it exhibits a significant gap of 39.8%, indicating that it is overpriced. Additionally, with a gross yield of only 2.6%, the return does not justify the elevated price, making it a less attractive option for long-term rental. Family rental The apartment's suburban location may appeal to families; however, the current asking price of €649,000 is well above its fair value of €464,297, resulting in a 39.8% discrepancy. This property, with a yield of 2.6%, does not align with the financial expectations that families typically seek in a rental investment. Buy-and-hold With a fair value of €464,297 and an asking price that exceeds it by 39.8%, this property is clearly overpriced at €649,000. The low yield of 2.6% further suggests that the long-term appreciation needed for a successful buy-and-hold strategy is unlikely within this price range.
Potential Volatility Risk: With an economic stability score of 80 and a tenant stability score of 70, there is a risk of increased tenant turnover and fluctuating rental income due to economic factors.
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