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.
1-bedroom, 1-bathroom apartment of 53 m², built in 1988, energy rating E. Located on rua Manuel Luís Costa, 12, Costa da Caparica parish, Almada municipality, Setúbal district. This apartment features a recently maintained interior while retaining unique vintage characteristics, offering potential for personalized renovation in a high-demand rental market.
The valuation. The asking price of €275,000 is significantly above the fair value of €213,227, representing an overpricing of €61,773 (22.5%). This indicates potential challenges in achieving a return on investment without substantial price corrections.
Fair value modelled at €213,227 from the area baseline, adjusted for condition and location. Asking €275,000 sits €61,773 (22.5%) above — overpriced versus fair value.
Asking €275,000 versus the rua Manuel Luís Costa, 12 area baseline of €245,443 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 65 · Materials 70 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Manuel Luís Costa, 12
Area baseline €245,443 + condition -€5,631 + location +€19,896 = modelled fair value of €213,227 (€4,023/m²), a €61,773 (22.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manuel Luís Costa, 12 | Subject | €275,000 | €5,189 | — | 65 | 75 |
| travessa João da Silva Marques, 3 | Active | €245,000 | €5,213 | 0.5% | 70 | 76 |
| rua António Correia, 10 2D | Active | €319,000 | €6,135 | 18.2% | 70 | 73 |
| rua António Correia, 10 | Active | €315,000 | €5,727 | 10.4% | 75 | 73 |
| Costa da Caparica · 90d735 | Active | €465,000 | €8,942 | 72.3% | — | 74 |
| Median comp | €317,000 | €5,931 | 14.3% | 70 | 74 |
Long-term rental The property’s listing price of €275,000 represents a significant 22.5% premium over its fair value of €213,227, making it challenging for a long-term rental strategy to yield positive cash flow. Additionally, with a gross yield of 0%, the projected income does not justify the investment at this inflated price. Family rental Given that the property is overpriced at €275,000 compared to the fair value of €213,227, it poses considerable financial risks for a family rental strategy. The lack of a gross yield further indicates that families might be dissuaded from renting an apartment with such high costs relative to amenities and the overall market. Buy-and-hold Investing in this 1-bedroom apartment at €275,000, which is 22.5% above the fair value of €213,227, limits the potential for capital appreciation over time. The current market dynamics and lack of yield suggest that a buy-and-hold strategy is not financially viable, as the investment does not offer a compelling return over the long term.
Economic downturn risk A potential economic downturn could negatively impact the economic stability score of 80/100, leading to increased vacancy rates and reduced rental income stability despite the tenant stability score of 70/100 suggesting some resilience.
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