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 85 m², built in 1988. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment boasts a private balcony with sunset sea views and benefits from extensive high-quality renovations ensuring modern comfort and aesthetics. Location Advantage: Situated just 400 m from Praia da Costa da Caparica, enhancing its appeal for beach lovers.
The valuation. The asking price of €485,000 is significantly above the fair value of €359,071, representing an overpricing of €125,929 (26.0%). This makes the property less appealing for immediate investment purposes.
Fair value modelled at €359,071 from the area baseline, adjusted for condition and location. Asking €485,000 sits €125,929 (26.0%) above — overpriced versus fair value.
Asking €485,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €393,635 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 87 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Costa da Caparica, Almada, Setúbal
Area baseline €393,635 + condition +€10,625 + location +€29,356 = modelled fair value of €359,071 (€4,224/m²), a €125,929 (26.0%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · d7a453 | Subject | €485,000 | €5,706 | — | 80 | 73 |
| Caparica e Trafaria · 4a7f19 | Active | €39,500,000 | €340,517 | 5867.8% | 72 | 74 |
| Costa da Caparica · 0dd010 | Active | €370,000 | €6,066 | 6.3% | 75 | 81 |
| Costa da Caparica · 02381b | Active | €600,000 | €5,505 | 3.5% | 80 | 69 |
| avenida General Humberto Delgado, 43 | Active | €615,000 | €6,989 | 22.5% | 80 | 69 |
| Median comp | €607,500 | €6,528 | 14.4% | 78 | 72 |
Long-term rental This property, priced at €485,000, is currently overvalued by 26.0% compared to its fair value of €359,071, reducing its attractiveness for long-term rental returns at a gross yield of only 2.6%. Additionally, the suburban location and condition score of 85/100 may not justify the high price, indicating potential challenges in securing reliable tenants. Buy-and-hold With a fair value significantly lower than the listing price, this property embodies a riskier buy-and-hold strategy, especially given its 2.6% gross yield. The disappointing valuation suggests that future appreciation potential may not compensate for the initial overexpenditure, making it less desirable for long-term ownership. Family rental Although the property is located in a family-oriented suburb with a fair condition score, its current listing price of €485,000 is excessive compared to the fair value of €359,071. Consequently, the projected yield of 2.6% may deter potential families from viewing it as an appealing rental option in the long run.
Tenant turnover risk High tenant turnover can be a concern given the Tenant stability score of 70/100, indicating potential challenges in maintaining a consistent rental income.
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