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 69 m², energy rating C. Located on rua Miguel Torga, 2, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts a landmark building status with daily concierge service, enhancing security and convenience for residents living in proximity to the beach.
The valuation. The asking price of €297,500 sits €20,274 (6.8%) above the fair value of €277,226, indicating that this property is overpriced. This discrepancy suggests careful negotiation may be necessary to align with market valuations.
Fair value modelled at €277,226 from the area baseline, adjusted for condition and location. Asking €297,500 sits €20,274 (6.8%) above — overpriced versus fair value.
Asking €297,500 versus the rua Miguel Torga, 2 area baseline of €259,026 (€3,754/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Miguel Torga, 2
Area baseline €259,026 + condition -€3,558 + location +€21,758 = modelled fair value of €277,226 (€4,018/m²), a €20,274 (6.8%) gap versus the €297,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Miguel Torga, 2 | Subject | €297,500 | €4,312 | — | 70 | 71 |
| rua de Almada | Active | €350,000 | €3,646 | 15.4% | 75 | 72 |
| Costa da Caparica · f3623a | Active | €450,000 | €3,462 | 19.7% | 75 | 69 |
| Costa da Caparica · 001533 | Active | €385,000 | €4,231 | 1.9% | 72 | 74 |
| Costa da Caparica · 937493 | Active | €435,000 | €3,042 | 29.4% | 73 | 67 |
| Median comp | €410,000 | €3,554 | 17.6% | 74 | 71 |
Long-term rental The property, listed at €297,500, is priced 6.8% above its fair value of €277,226, indicating it may not deliver optimal returns for long-term rental investments. With a gross yield of 4.7% and average conditions, the potential for capital appreciation is limited in the current market environment. Family rental At €297,500, this property is overpriced, creating challenges for families seeking affordable housing options in the Greater Lisbon area. While the apartment is suitable for family living, its current price does not align with the needs of the local community. Buy-and-hold The buy-and-hold strategy may not be advisable for this apartment, given that it's priced above fair value with limited growth potential. Investing in a property that is overpriced challenges the long-term value retention that buy-and-hold investors typically seek. Not ideal for: Short-term vacation rental, Student housing, Luxury market The property's current price point and condition suggest it is not suitable for short-term vacation rentals or student housing, both of which require competitive pricing to attract tenants. Additionally, its above-market pricing does not support entry into the luxury market, which demands exceptional value propositions.
Tenant turnover risk Based on a tenant stability score of 70/100, there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and costs associated with finding new tenants.
