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 52 m², energy rating D. Located on rua Joaquim da Matosa, 25, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment offers furnished comfort alongside a common pool with ocean views, enhancing both leisure and rental appeal in a prime coastal location.
The valuation. The asking price of €305,000 is significantly above the fair value of €201,544, making it overpriced by €103,456 (33.9%). This disparity suggests potential challenges for investors seeking a sound investment. Buy-to-flip angle. Adopting a buy-to-flip strategy may prove difficult due to the current market, as the higher entry price could limit profit margins when resale is considered. Targeting renovations to enhance appeal might help, but the risks remain substantial. Buy-to-let angle. A buy-to-let strategy could yield a gross rental income of approximately €915/month, resulting in a gross yield of 3.6%. However, the property’s overpriced status and basic condition may affect long-term rental demand.
Fair value modelled at €201,544 from the area baseline, adjusted for condition and location. Asking €305,000 sits €103,456 (33.9%) above — overpriced versus fair value.
Asking €305,000 versus the rua Joaquim da Matosa, 25 area baseline of €240,812 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 63 · Materials 68 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Joaquim da Matosa, 25
Area baseline €240,812 + condition -€7,719 + location +€14,055 = modelled fair value of €201,544 (€3,876/m²), a €103,456 (33.9%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim da Matosa, 25 | Subject | €305,000 | €5,865 | — | 63 | 68 |
| rua Joaquim da Matosa, 25 | Active | €296,000 | €5,692 | 3.0% | 63 | 79 |
| Costa da Caparica · 90d735 | Active | €465,000 | €8,942 | 52.5% | — | 74 |
| Costa da Caparica · 02384f | Active | €275,000 | €5,189 | 11.5% | 70 | 67 |
| Costa da Caparica · 00186e | Active | €298,900 | €5,244 | 10.6% | 65 | 66 |
| Median comp | €297,450 | €5,468 | 6.8% | 65 | 71 |
Long-term rental This property is overpriced at €305,000, with a fair value of only €201,544, indicating a significant gap that raises concerns about investment viability. The gross yield of 3.6% does not sufficiently compensate for the high entry price, making long-term rental less attractive. Buy-and-hold At a listing price that is 33.9% above fair value, this property poses considerable financial risks for a buy-and-hold strategy. While the location may offer some suburban appeal, the current valuation does not support a sound investment for future appreciation. Family rental With a fair value far below the asking price, the potential for family rental income is compromised by the property being overpriced at €305,000. The neighborhood ratings are moderate, but they do not justify the high investment cost, limiting the appeal for family tenants looking for value.
Economic Sensitivity Risk: With both economic stability and tenant stability at 70/100, there is a heightened risk that any downturn in the local economy could adversely affect tenant retention and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Free — sign in to request
