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, 2-bathroom apartment of 96 m², built in 1980, energy rating D. Located on rua António Pinheiro, 9, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes two spacious balconies that offer coastal views, and its prime location allows for convenient access to both the beach and public transport to Lisbon.
The valuation. The asking price of €425,000 is €39,678 (9.3%) above the fair value of €385,322, indicating that the property is overpriced based on current market assessments. This discrepancy suggests potential challenges in achieving a profitable investment outcome.
Fair value modelled at €385,322 from the area baseline, adjusted for condition and location. Asking €425,000 sits €39,678 (9.3%) above — overpriced versus fair value.
Asking €425,000 versus the rua António Pinheiro, 9 area baseline of €360,384 (€3,754/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 72 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua António Pinheiro, 9
Area baseline €360,384 + condition -€11,100 + location +€36,038 = modelled fair value of €385,322 (€4,014/m²), a €39,678 (9.3%) gap versus the €425,000 asking price.
Long-term rental The property, priced at €425,000 and with a fair value of €385,322, is currently overpriced by 9.3%, which diminishes its attractiveness for long-term rental strategies. Despite the decent yield of 3.1%, the elevated price restricts potential cash flow for investors looking for stable rental income. Family rental At €425,000, this two-bedroom apartment does not align well with family rental market dynamics due to its overpriced position compared to the fair value of €385,322. Although the neighbourhood rating of 75/100 suggests good amenities, the price point could deter families from choosing this as their next home. Buy-and-hold Investing in this property as a buy-and-hold strategy is less appealing given that it is overpriced at €425,000 versus a fair value of €385,322, reflecting a 9.3% gap. The yield of 3.1% may not compensate for the premium paid, making long-term appreciation uncertain in a market that may demand more competitive pricing.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover impacting potential rental income and occupancy rates.
