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.
6-bedroom, 3-bathroom house of 150 m², built in 2025. Located on praceta 25 de Abril, 55, Caparica e Trafaria parish, Almada municipality, Setúbal district. This property features high-quality finishes and a unique 360° living room view, complemented by a heated pool in a tranquil fishing village setting.
The valuation. The asking price of €850,000 is significantly above fair value, exceeding it by €355,902 (41.9%). This property is clearly overpriced for the market based on the assessed fair value of €494,098.
Fair value modelled at €494,098 from the area baseline, adjusted for condition and location. Asking €850,000 sits €355,902 (41.9%) above — overpriced versus fair value.
Asking €850,000 versus the praceta 25 de Abril, 55 area baseline of €514,950 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta 25 de Abril, 55
Area baseline €514,950 + condition +€17,578 + location +€43,320 = modelled fair value of €494,098 (€3,294/m²), a €355,902 (41.9%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta 25 de Abril, 55 | Subject | €850,000 | €5,667 | — | 80 | 75 |
| rua Fernão de Magalhães | Active | €1,215,000 | €6,983 | 23.2% | 71 | 73 |
| avenida 1º de Maio | Active | €990,000 | €3,194 | 43.6% | 80 | 68 |
| rua Joaquim da Matosa | Active | €735,000 | €5,250 | 7.4% | 68 | 78 |
| Costa da Caparica · cfdef8 | Active | €650,000 | €4,422 | 22.0% | 72 | 69 |
| Median comp | €862,500 | €4,836 | 14.7% | 72 | 71 |
Long-term rental The property is overpriced at €850,000, significantly exceeding the fair value of €494,098, resulting in a gap of 41.9%. Given the gross yield of 3.3%, investors seeking sustainable returns may find this investment less appealing due to its inflated price point. Family rental When considering the family rental market, the property's asking price of €850,000 is considerably above its fair value of €494,098, indicating a 41.9% premium. While the neighbourhood has a tenant quality score of 75/100, the high acquisition cost undermines the attractiveness for families seeking affordable living options. Buy-and-hold The buy-and-hold strategy appears less favorable given that the property is listed at €850,000, far from the fair value of €494,098 and thus priced 41.9% above what is deemed reasonable. With a reported condition score of 83/100, the property's condition alone does not justify the excessive price, making it a less compelling addition to a long-term portfolio.
Tenant turnover risk: With a tenant stability score of 70/100, there is a notable risk of tenant turnover, which can lead to increased costs and potential vacancies impacting cash flow.
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