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.
4-bedroom, 2-bathroom house of 140 m², built in 1977, energy rating F. Located on rua Joaquim da Matosa, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes an annex providing versatile usage options, already initiated processes for residential conversion, and is set in a high-demand area near the beaches. Investment Potential: Excellent opportunity for commercial exploitation or future housing project, ensuring appreciation potential. Localization: Located close to beaches, shops, and major access roads.
The valuation. The asking price of €735,000 sits €160,421 above the fair value of €574,579, marking it as overpriced by 21.8%. This disparity suggests that the property may not attract investment interest.
Fair value modelled at €574,579 from the area baseline, adjusted for condition and location. Asking €735,000 sits €160,421 (21.8%) above — overpriced versus fair value.
Asking €735,000 versus the rua Joaquim da Matosa area baseline of €525,560 (€3,754/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Joaquim da Matosa
Area baseline €525,560 + condition -€9,844 + location +€58,863 = modelled fair value of €574,579 (€4,104/m²), a €160,421 (21.8%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim da Matosa | Subject | €735,000 | €5,250 | — | 68 | 78 |
| rua de Almada, 37 | Active | €470,000 | €4,700 | 10.5% | 74 | 73 |
| rua Manuel da Costa | Active | €430,000 | €5,658 | 7.8% | — | 78 |
| Costa da Caparica · 6d53ed | Active | €795,000 | €5,679 | 8.2% | 68 | 70 |
| Caparica e Trafaria · b7b564 | Active | €650,000 | €3,250 | 38.1% | 55 | 75 |
| Median comp | €560,000 | €5,179 | 1.4% | 68 | 74 |
Long-term rental This property is overpriced with a listing price of €735,000, significantly exceeding its fair value of €574,579 by 21.8%. The gross yield of 3.2% further indicates that the potential return does not justify the high asking price in the current market. Buy-and-hold Given that this property is overpriced, it is unlikely to appreciate in value significantly to close the 21.8% gap to its fair value of €574,579 anytime soon. The economic conditions and tenant quality in Almada may not support an improvement in yields for this investment strategy. Family rental At €735,000, this property is overpriced relative to its fair value of €574,579, rendering it less attractive for families seeking rental options. The current yield of 3.2% reflects the challenge of justifying such a high price for long-term accommodation. Short-term vacation rental The listing price of €735,000 is excessive compared to the fair value of €574,579, which diminishes its potential as a short-term vacation rental. Given the lack of market competitiveness in this price range, it is not an ideal fit for this rental strategy. Luxury market Priced at €735,000, the property is currently above fair value by 21.8%, positioning it poorly in the luxury market. The combination of price and lower neighborhood ratings suggests that it fails to meet the expectations for luxury investments.
Tenant turnover risk The Economic stability score of 75 and Tenant stability score of 75 suggest a potential risk of tenant turnover, which could lead to increased vacancy rates and associated costs in maintaining cash flow.
