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.
6-bedroom, 5-bathroom house of 170 m². Located on rua Engenheiro Henrique Mêndia, 33, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes a separate annex with air conditioning, a large grassy area suitable for a pool, and the flexibility to operate as a multi-unit living space.
The valuation. The asking price of €790,000 sits €116,217 (14.7%) above its fair value of €673,783, indicating the property is overpriced. This discrepancy suggests that the investment may not provide the return typical for the market. Buy-to-flip angle. A resale strategy could focus on enhancing the kitchen and bathrooms to maximize appeal and value, potentially targeting a higher price in the €850,000 range. However, the current valuation flaws would need addressing to realize profits. Buy-to-let angle. With a gross yield of 4%, the estimated rental income of €2,633/month could attract middle-class families seeking proximity to Lisbon. This strategy leverages the property's decent condition and local amenities for stable cash flow.
Fair value modelled at €673,783 from the area baseline, adjusted for condition and location. Asking €790,000 sits €116,217 (14.7%) above — overpriced versus fair value.
Asking €790,000 versus the rua Engenheiro Henrique Mêndia, 33 area baseline of €787,270 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 64 · Materials 67 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Engenheiro Henrique Mêndia, 33
Area baseline €787,270 + condition -€23,109 + location +€58,713 = modelled fair value of €673,783 (€3,963/m²), a €116,217 (14.7%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Henrique Mêndia, 33 | Subject | €790,000 | €4,647 | — | 64 | 73 |
| Charneca de Caparica e Sobreda · 09011b | Active | €649,000 | €2,163 | 53.4% | 74 | 75 |
| rua Nossa Senhora do Cabo | Active | €656,000 | €2,187 | 52.9% | 72 | 69 |
| Caparica e Trafaria · 1e60f1 | Active | €980,000 | €3,755 | 19.2% | 78 | 73 |
| rua Fernão de Magalhães | Active | €1,215,000 | €6,983 | 50.3% | 71 | 73 |
| Median comp | €818,000 | €2,971 | 36.1% | 73 | 73 |
Long-term rental Given the current listing price of €790,000 against a fair value of €673,783, this property is overpriced, which may limit long-term rental profit margins for investors. The gross yield of 4% suggests modest returns that are insufficient to justify this elevated price point in the current market. Family rental While the 6-bed accommodation offers ample space for family tenants, the property is priced 14.7% above fair value, making it less appealing for family rental investment. The neighbourhood scores well on safety and amenities, yet the high price tag may deter potential long-term family tenants. Buy-and-hold Considering the €790,000 listing versus a fair value of €673,783, the property presents an overpriced situation for a buy-and-hold strategy, leading to potential depreciation over time. With a gross yield of 4% and decent neighborhood ratings, the anticipated appreciation may not offset the initial investment cost adequately.
Tenant turnover risk High tenant turnover may occur as evidenced by a Tenant Stability score of 70/100, potentially impacting rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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