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 112 m², energy rating D. Located Costa da Caparica parish, Almada municipality, Setúbal district. The rooftop amenities include a swimming pool, gym, and sauna, providing luxurious relaxation and social options with stunning views of the surrounding area.
The valuation. The asking price of €525,000 exceeds the fair value of €464,904 by €60,096 (11.4%), indicating that the property is overpriced. Buyers should approach this investment with caution given its inflated price.
Fair value modelled at €464,904 from the area baseline, adjusted for condition and location. Asking €525,000 sits €60,096 (11.4%) above — overpriced versus fair value.
Asking €525,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €420,448 (€3,754/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Costa da Caparica, Almada, Setúbal
Area baseline €420,448 + condition +€5,775 + location +€38,681 = modelled fair value of €464,904 (€4,151/m²), a €60,096 (11.4%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · 99f512 | Subject | €525,000 | €4,688 | — | 75 | 73 |
| Costa da Caparica · 02381b | Active | €600,000 | €5,505 | 17.4% | 80 | 69 |
| rua António Correia, 10 | Active | €315,000 | €5,727 | 22.2% | 75 | 73 |
| Costa da Caparica · 4a7e89 | Active | €549,999 | €6,111 | 30.4% | 78 | 73 |
| avenida Dom Sebastião | Active | €349,900 | €6,480 | 38.2% | 76 | 75 |
| Median comp | €449,950 | €5,919 | 26.3% | 77 | 73 |
Long-term rental This 2-bed apartment in Costa da Caparica presents challenges for a long-term rental strategy due to its overpriced listing of €525,000, which exceeds the fair value of €464,904 by 11.4%. With a gross yield of only 2.8%, this investment may struggle to attract tenants looking for value in the competitive Greater Lisbon market. Family rental Targeting families as tenants may not be optimal since the apartment is currently overpriced, undermining the potential for reasonable occupancy rates. While the neighbourhood's lower crime rates and decent amenities are attractive, the financial metrics indicate that renting at this price point could be untenable. Buy-and-hold Pursuing a buy-and-hold strategy is less appealing with this property given its overpriced status, which hinders immediate equity growth potential. Despite Costa da Caparica's appealing location near Greater Lisbon, the 11.4% gap between listing and fair value complicates long-term return expectations from capital appreciation.
Tenant turnover risk Higher tenant turnover is likely due to the tenant stability score of 65/100, indicating potential challenges in consistently maintaining occupancy levels and generating steady rental income.
