SAMPLE

Sample assessment report

Illustrative assessment based on publicly available planning, cadastral and market information for a real parcel in Birre, Cascais. The acquisition price is illustrative; no customer or ownership information is used.

Professionally developed methodologyProfessionally developed, independent methodology.

Portugal Property Check

SAMPLE — FULL DEVELOPMENT ASSESSMENT

Real cadastral parcel, public planning and market data, illustrative acquisition price. No ownership or client relationship implied.

Planning & Buildability is also available separately, without the financial feasibility section.

Sample — Full Development Assessment

Cascais e Estoril, Cascais

Decision Overview

Preliminary reading of the planning framework and development economics, from official public data and your assumptions.

Planning & Buildability Score: 69 / 100; Worth Investigating
Financial & Market Confidence: 34 / 100; Weak / High Risk
Overall Assessment: Weak / High Risk

Gross floor area of the scenario: 656 m²; conditioned scenario — condition to confirm
Total investment: €5,517,500
Estimated GDV: €4,494,375
Estimated profit: -€1,023,125
Profit margin: -22.8%
Total ROI: -18.5%
Annualised ROI: -7.9% / year
Break-even sale price: €5,770/m²
Land cost per m² GFA: €2,222/m²

Financially unattractive under the tested assumptions; planning capacity still to be confirmed. A reading of the tested scenario, not a definitive classification of the property.

Automated preliminary assessment based on a professionally developed methodology.

Property & location

The property confirmed for this assessment, with the boundary used for the planning analysis.

Official cadastral boundary — DGTImagery © Esri · © OpenStreetMap
Official cadastral perimeter
Solo Rústico - Espaço Agrícola - Espaço Agrícola de Nível 2 · 36%
Mapped: RAN de CASCAIS · 36%
Official cartography inside the perimeter. A mapped intersection is a spatial indicator; its regulatory effect requires confirmation.

Address: Birre, Cascais e Estoril, Cascais, Portugal
Locality: Birre
Parish: Cascais e Estoril
Municipality: Cascais
Plot area: 3,528 m²
Property type: Land
Intended developmentTested scenario: new construction. The plot is not assumed vacant; no demolition is assumed.: Multiple Houses
Development area (GFA)PDM / Planning Document: 1,125 m²

Reference details

Parcel reference: AAA 000 104 402
Coordinates: 38.71151, -9.44332

Boundary and area as published by the national cadastre at the date of this assessment.

02Planning & buildability

What can be built here?

Official framework, mapped constraints, applicable rules and the capacity they imply.

Planning & buildability (preliminary)

Confirmed boundary checked against official DGT planning cartography. Indicative — does not replace a PIP or a planning certificate.

Plan status: Vigente
Share classified as urban soil: 64%

Land classification (PDM)

Solo Urbano - Espaço Habitacional64%2,250 m²
Solo Rústico - Espaço Agrícola - Espaço Agrícola de Nível 236%1,282 m²

Intended development

Multiple Houses

Planning compatibility

ConditionalApplicable regulation

The applicable regulation lists this type of use for Espaço Habitacional, but the rule requires professional interpretation before it can be relied on.

Restrictions and servitudes overlapping the property

RAN — National Agricultural Reserve36%
Conditional · Legal effect on the buildable area to be confirmed; not deducted automatically.
Restriction · Aviso 7212-B/2015

Applicable planning parameters

Regulatory parameters of the applicable PDM category. Preliminary and non-binding.

PDM category: Solo Urbano - Espaço Habitacional
Reference area: 2,250 m² (plot area inside the applicable PDM category)
Mapped constraint area: 1,268 m²
Minimum permeable areaArtigo 70.º, n.º 1, alínea a), iii) · conditional: 40% *
Building indexArtigo 70.º, n.º 2, alínea a) · conditional: 0.50 *
Site coverageArtigo 70.º, n.º 2, alínea b) · conditional: 0.30 *
Maximum impermeabilityArtigo 70.º, n.º 2, alínea c) · conditional: 0.60 *
Minimum plot areaArtigo 70.º, n.º 2, alínea d) · conditional: 300 m² *
Maximum heightArtigo 70.º, n.º 2, alínea f) — altura máxima da fachada · conditional: 11 m *
Front setbackArtigo 70.º, n.º 2, alínea h), i) · conditional: 3 m *
Rear setbackArtigo 70.º, n.º 2, alínea h), ii) · conditional: 6 m *
Side setbackArtigo 70.º, n.º 2, alínea h), iii) · conditional: 3 m *

* Conditional parameters apply to plots over 600 m² (permeable-area requirement, distinct from footprint and buildable area).

Conditional parameters apply only where the surrounding fabric has no dominant morphotypology (Art. 70.º n.º 2, by reference to Art. 63.º n.º 2) — subject to professional confirmation.

Permitted uses: Habitação

Conditional uses: Turismo, Comércio, Serviços, Micrologística, Equipamentos, Indústria compatível

Minimum plot area met preliminarily (300 m² required; property 3,532 m²). Not an approval.

More than one PDM category: each area is shown separately; indices are never averaged or added.

Calculated development capacity

Value	Formula	State
Preliminary regulatory GFA potential~ 1,125 m²	2,250 m² applicable area × 0.50 = 1,125 m²	Status: Conditioned scenario — founded simulation with a relevant condition still to be confirmed.
Preliminary maximum footprint~ 675 m²	2,250 m² applicable area × 0.30 = 675 m²	Status: Conditioned scenario — founded simulation with a relevant condition still to be confirmed.
Maximum impermeable area~ 1,350 m²	2,250 m² applicable area × 0.60 = 1,350 m²	Status: Conditioned scenario — founded simulation with a relevant condition still to be confirmed.
Minimum permeable area to keep on the plot~ 1,413 m²	3,532 m² applicable area × 40% = 1,413 m² Capacity confidence: High	Status: Indicative potential — parameter identified and spatial correspondence to this plot demonstrated, subject to the other applicable conditions. Not an approved or guaranteed capacity.

Capacity basis: Conditional / partial — the reference parameters exist in the regulation, but their application depends on a planning condition (e.g. the dominant morphotypology of the surrounding fabric) that only a professional can confirm. Figures are a conditional reference, not an entitlement.

Key limitations

Development capacity is a conditional reference, not an entitlement.
PDM Cascais Art. 63.º and 70.º n.º 1: operations in Espaço Habitacional must respect the dominant morphotypology of the nearest built frontage (typology, height, plot size, alignments, setbacks). Without reliable neighbouring building data this cannot be determined, so the Art. 70.º n.º 2 parameters are a conditional reference only.
PDM Cascais Art. 5.º d)/e): rustic soil and REN areas do not count for the building index. RAN is not named there — a mapped RAN overlap is a servitude (Art. 6.º/7.º) whose effect requires professional / municipal confirmation, unless it coincides with rustic soil.
Mapped constraints (REN, RAN, servitudes) are reported separately and not subtracted from the calculation area; only the applicable regulation can determine whether they reduce it.
Structures visible in aerial imagery; legal status, areas and use unverified and not included.

Planning & buildability outlook

Conclusion from the official data mapped above.

Planning & Buildability Score

69 / 100

Worth Investigating

Basis of assessment: Partial basis Part of the planning evidence is still unconfirmed.

Framework reasonably clear; at least one element — typically a mapped constraint or a rule needing municipal interpretation — must be confirmed first.

Main drivers

A municipal plan in force was identified with applicable parameters.
Capacity depends on municipal interpretation.
Constraints affect a material part of the property.
The analysis used the official cadastral boundary.

Strengths

Official cadastral boundary used.
Applicable planning framework identified.
Indicative capacity calculated from parameters.

03Site capacity & site factors

Spatial capacity and site conditions

Spatial test of the capacity and the physical factors of the site.

Volumetric simulation of the scenario

How could the scenario considered sit on the site?

Automatic geometric fit test, generated from the confirmed boundary and the parameters above. It is a simulation of the scenario, not a design, not an approved layout and not a validated spatial implantation.

State of this simulation: conditioned scenario — condition to confirm

Property boundary (cadastral area): 3,532 m²; Official cadastral area, the basis used throughout this report.
Potentially usable area tested: 2,059 m²; 58% of the cadastral area
Indicative footprint: 656 m²
Floors tested: 1
GFA represented in the simulation: 656 m²; conditioned scenario — condition to confirm · parameter reference: 1,125 m², application still to be confirmed

Property boundaryArea testedIndicative building massConditional area

Schematic basis: Partial basis

• Boundary setback of 6 m applied to the whole perimeter.
• Footprint limited by the permitted site coverage.
• A single floor was tested because no maximum height or floor count is available.
• Building mass placed outside the mapped conditional area; that area is not deducted, only not relied upon.

What this does not show

• The mass drawn is a geometric fit test only: it was not checked against the spatial limits of the plan category considered, so it is not a validated implantation.
• Some applicable rules require interpretation of the municipal regulation by a licensed professional.
• Mapped constraint areas are conditional, not excluded: their legal effect requires professional interpretation and is not deducted automatically.

Site & development factors

Automatic checks against official flood, terrain, wildfire and protected-area data. Construction considerations — not planning prohibitions; no effect on the score.

Flood risk: No mapped flood-risk intersection identified
Terrain: Low complexity · Avg. slope 3%
Wildfire hazard: No mapped wildfire hazard identified
Protected areas: None identified

Access & infrastructure

Physical access: Requires confirmation
Legal access: Not verified
Water / sewer: Requires confirmation
Electricity: Requires confirmation

Mapped access is not a legal right of access; utilities are not inferred from the surroundings.

04Financial & market

Do the numbers work?

Your assumptions, benchmarked against official market data and stress-tested.

Financial feasibility

Total investment

€5,517,500

Estimated total cost of acquiring and developing the property.

Estimated GDV

€4,494,375

Estimated total value of the completed development.

Estimated profit

-€1,023,125

GDV minus the estimated total development costs.

Profit margin

-22.8%

Estimated profit as a percentage of GDV.

Total ROI

-18.5%

Estimated return compared with the total capital invested.

Annualised ROI

-7.9% / year

Estimated yearly return after taking the project duration into account.

Break-even sale price

€5,770/m²

Land cost per m² GFA

€2,222/m²

Investment timeline

Estimated project duration: 30 months

1
Acquisition
2
Planning
3
Construction
4
Exit / Sale

Indicative phases; actual periods may vary.

How Does This Property Compare?

Official Market Benchmark

Your Expected Sale Value

€4,700/m²

Official Market Reference

€4,687/m²

Position

+0%

Broadly In Line

0% above the official market reference

No local data; broader official geography used: Cascais — Municipality.

Reference Area:: Cascais — Municipality · Instituto Nacional de Estatística (INE) — Local Housing Price Statistics
Reference Period:: Q1 2026

Sensitivity analysis

Base Case
Profit
-€1,023,125
Margin
-22.8%
ROI
-18.5%
Construction Cost +10%
Profit
-€1,306,625
Margin
-29.1%
ROI
-22.5%
Sale Value -10%
Profit
-€1,472,563
Margin
-36.4%
ROI
-26.7%
Combined Stress Test
Profit
-€1,756,063
Margin
-43.4%
ROI
-30.3%

Scenario	Profit	Margin	ROI
Base Case	-€1,023,125	-22.8%	-18.5%
Construction Cost +10%	-€1,306,625	-29.1%	-22.5%
Sale Value -10%	-€1,472,563	-36.4%	-26.7%
Combined Stress Test	-€1,756,063	-43.4%	-30.3%

The base case is already loss-making, so the stress scenarios deepen the loss rather than removing a profit.

Financial & market assessment

What the economics indicate under your assumptions.

Financial & Market Confidence

34 / 100

Weak / High Risk

Basis of assessment: Partial basis The model is largely assumption-led.

Not viable under the assumptions tested. Viability would need a different acquisition basis, higher validated capacity, higher sale values, lower costs, or a combination.

Main drivers

The project does not return a profit as assumed.
The project is unprofitable in the base case and under stress.
The sale assumption is broadly in line with the official reference.
Some assumptions are confirmed, others are defaults.

Strengths

The sale assumption is aligned with the official reference.

05Overall assessment

What is the overall development outlook?

Planning and financial findings read together.

Overall Assessment

Qualitative reading of the two dimensions — there is no third score.

Weak / High Risk

The financial position is the limiting factor.

Financially unattractive under the tested assumptions; planning capacity still to be confirmed. A reading of the tested scenario, not a definitive classification of the property.

Planning: Worth Investigating
Financial: Weak / High Risk

Key strengths

Official cadastral boundary used.
Applicable planning framework identified.
The sale assumption is aligned with the official reference.

Verification plan

Unresolved matters before relying on this assessment.

To confirm	Why it matters	Action
1.Planning compatibility of the intended use	Admissibility, form and capacity depend on the municipal regulation	Confirm with the municipality (PIP) or through a Professional Review
2.Planning treatment of mapped RAN	May limit the spatial development envelope	Confirm the applicable regime with the official REN / RAN documentation or a Professional Review
3.Legal access	Mapped access does not establish a legal right of access	Check the Certidão Permanente and Caderneta Predial
4.Development capacity (GFA)	Buildable capacity has not been determined yet	Request a PIP or confirm the parameters with the municipality or an architect

Recommended next step

Confirm the planning capacity with the municipality or an architect, then re-test the numbers on a different acquisition basis before committing.

06Sources & next steps

Assumptions, sources and next step

Your assumptions, consulted sources and the next step.

Scenario assumptions

Entered by you and used as given — not verified.

Development area (GFA) testedConditional reference scenario — not confirmed planning capacity.: 1,125 m² · PDM / Planning Document
Illustrative acquisition priceIllustrative price used to demonstrate the method — not an asking price or valuation.: €2,500,000
Construction cost: €2,100/m²
Expected sale value: €4,700/m²
Saleable area: 956 m²
Estimated project duration: 30 months
Existing buildingStructures visible in aerial imagery; legal status, areas and use unverified and not included.: Unknown
Planning constraints: RAN

Sources & methodology

Sources consulted and supporting data. Status shows what each source actually returned in this run; attribution and licensing remain with each provider.

DGT — Cadastro Predial (SNIC)
Official source
Property geometry
Verified
03/09/2026
DGT — Land classification (CRUS, harmonised PDM)
Official source
Land classification and qualification, read over the property geometry
Verified
Vigente · 03/09/2026
DGT — Mapped constraints (REN, RAN, public servitudes)
Official source
Mapped restrictions and public-interest servitudes over the property geometry
Confirmed intersection
6 of 6 layers consulted · 03/09/2026
Regulamento do PDM de Cascais (republicação em vigor, 2024), Artigos 63.º, 69.º e 70.º
Official source
Planning classification and parameters
Verified
Official regulation (published text) · 03/09/2026
APA / SNIAmb
Official source
Diretiva 2007/60/CE — Áreas de Inundação (2º ciclo)
Checked — no intersection
2º ciclo · 03/09/2026
Copernicus
Official source
EU-DEM 25 m (Copernicus Land Monitoring)
Confirmed intersection
v1.1 · 03/09/2026
ICNF / DGT
Official source
Perigosidade de Incêndio Rural (SRUP)
Checked — no intersection
03/09/2026
ICNF / DGT
Official source
Áreas Protegidas e Rede Natura 2000 (SRUP)
Checked — no intersection
03/09/2026
INE — Statistics Portugal
Official source
Valor mediano das vendas de alojamentos familiares nos últimos 12 meses (Metodologia 2022 - €/ m²) por Localização geográfica (NUTS - 2024) e Tipologia do fogo; Trimestral - INE, Estatísticas de preços da habitação ao nível local (Metodologia 2022)
Verified
1.º Trimestre de 2026 · 29/08/2026
Illustrative input
Supporting / non-official source
Acquisition price scenario used to demonstrate the financial methodology — not an asking price or valuation.
Supporting / non-official source
—

Source	Use	Reference	Status	Consultation date
DGT — Cadastro Predial (SNIC)Official source	Property geometry	—	Verified	03/09/2026
DGT — Land classification (CRUS, harmonised PDM)Official source	Land classification and qualification, read over the property geometry	Vigente	Verified	03/09/2026
DGT — Mapped constraints (REN, RAN, public servitudes)Official source	Mapped restrictions and public-interest servitudes over the property geometry	6 of 6 layers consulted	Confirmed intersection	03/09/2026
Regulamento do PDM de Cascais (republicação em vigor, 2024), Artigos 63.º, 69.º e 70.ºOfficial source	Planning classification and parameters	Official regulation (published text)	Verified	03/09/2026
APA / SNIAmbOfficial source	Diretiva 2007/60/CE — Áreas de Inundação (2º ciclo)	2º ciclo	Checked — no intersection	03/09/2026
CopernicusOfficial source	EU-DEM 25 m (Copernicus Land Monitoring)	v1.1	Confirmed intersection	03/09/2026
ICNF / DGTOfficial source	Perigosidade de Incêndio Rural (SRUP)	—	Checked — no intersection	03/09/2026
ICNF / DGTOfficial source	Áreas Protegidas e Rede Natura 2000 (SRUP)	—	Checked — no intersection	03/09/2026
INE — Statistics PortugalOfficial source	Valor mediano das vendas de alojamentos familiares nos últimos 12 meses (Metodologia 2022 - €/ m²) por Localização geográfica (NUTS - 2024) e Tipologia do fogo; Trimestral - INE, Estatísticas de preços da habitação ao nível local (Metodologia 2022)	1.º Trimestre de 2026	Verified	29/08/2026
Illustrative inputSupporting / non-official source	Acquisition price scenario used to demonstrate the financial methodology — not an asking price or valuation.	—	Supporting / non-official source	—

Professionally developed methodology applied to official public data and your assumptions. Regulatory arithmetic is shown where a published parameter applies; the interpretation framework is proprietary.

Planning & Buildability weighs the planning basis, capacity clarity, material constraints, geometry and information completeness. Financial & Market Confidence weighs profitability, sensitivity, alignment with official market references and input confidence. The Overall Development Assessment interprets both dimensions together and is not a simple average.

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