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 duplex of 95 m², built in 1988, energy rating E. Located on rua Capitão Ribeiro da Cruz, Costa da Caparica parish, Almada municipality, Setúbal district. This duplex boasts a rare sea view terrace and a Local Accommodation license, making it an exceptional investment opportunity in the heart of Costa da Caparica.
The valuation. The asking price of €580,000 is significantly above the fair value of €374,490, representing an overvaluation of €205,510 (35.4%). This implies that the property is not priced competitively in the current market. Buy-to-flip angle. A buy-to-flip strategy would rely on enhancing the property’s aesthetic appeal and leveraging its high-quality finishes for a quick resale. Given the overpricing, achieving a substantial profit could be challenging. Buy-to-let angle. For a buy-to-let approach, the estimated monthly rental income of €1,112 provides a gross yield of 2.3%, which is relatively low. This might not attract investors looking for higher returns in the competitive rental market.
Fair value modelled at €374,490 from the area baseline, adjusted for condition and location. Asking €580,000 sits €205,510 (35.4%) above — overpriced versus fair value.
Asking €580,000 versus the rua Capitão Ribeiro da Cruz area baseline of €439,945 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 62/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Capitão Ribeiro da Cruz
Area baseline €439,945 + condition +€742 + location +€17,118 = modelled fair value of €374,490 (€3,942/m²), a €205,510 (35.4%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Capitão Ribeiro da Cruz | Subject | €580,000 | €6,105 | — | 72 | 62 |
| rua Capitão Ribeiro da Cruz | Active | €580,000 | €6,237 | 2.2% | 73 | 72 |
| Costa da Caparica · 02381b | Active | €600,000 | €5,505 | 9.8% | 80 | 69 |
| Caparica e Trafaria · 4a7f19 | Active | €39,500,000 | €340,517 | 5477.4% | 72 | 74 |
| rua António Pinheiro, 9 | Active | €425,000 | €4,427 | 27.5% | 70 | 75 |
| Median comp | €590,000 | €5,871 | 3.8% | 73 | 73 |
Long-term rental It is challenging to achieve a compelling return with a gross yield of just 2.3%, underscoring the property's overpriced status at €580,000. The market conditions do not support this valuation given the fair value estimate of €374,490, suggesting limited room for rental profitability. Family rental Although the property could appeal to families given its size and location, the high asking price of €580,000 represents a 35.4% gap from its fair value. This considerable overpricing diminishes the potential for stable long-term occupancy, as families typically seek more reasonably priced options. Buy-and-hold Investing in this duplex as a buy-and-hold strategy appears unwise due to its current valuation of €580,000, which is significantly above the fair value of €374,490. The high purchase price limits long-term appreciation potential and owner profitability, making it a less attractive investment. Not ideal for: Short-term vacation rental, Luxury market, Student housing.
Tenant Risk The tenant stability score of 55/100 indicates potential difficulties in maintaining reliable tenants and consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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