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 93 m² on the 9th floor, energy rating C. Located on praça 9 de Julho, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes an easily reinstatable additional bathroom option and boasts three parking spaces in a nearby building, adding significant convenience for residents.
The valuation. The asking price of €685,000 significantly exceeds the fair value of €378,512, representing a premium of €306,488 (44.7%). This property is deemed overpriced according to market standards.
Fair value modelled at €378,512 from the area baseline, adjusted for condition and location. Asking €685,000 sits €306,488 (44.7%) above — overpriced versus fair value.
Asking €685,000 versus the praça 9 de Julho area baseline of €430,683 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praça 9 de Julho
Area baseline €430,683 + condition -€5,522 + location +€34,912 = modelled fair value of €378,512 (€4,070/m²), a €306,488 (44.7%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça 9 de Julho | Subject | €685,000 | €7,366 | — | 72 | 75 |
| rua Augusto Machado | Active | €350,000 | €4,667 | 36.6% | 65 | 68 |
| avenida Dom Sebastião | Active | €349,900 | €6,480 | 12.0% | 76 | 75 |
| Costa da Caparica · 02381b | Active | €600,000 | €5,505 | 25.3% | 80 | 69 |
| Costa da Caparica · 4bc795 | Active | €400,000 | €4,762 | 35.3% | 75 | 71 |
| Median comp | €375,000 | €5,134 | 30.3% | 76 | 70 |
Long-term rental The property located in Costa da Caparica is currently overpriced at €685,000, significantly exceeding its fair value of €378,512 by 44.7%. With a gross yield of only 1.9%, this investment does not meet the return expectations typically associated with long-term rental properties. Family rental While the property's location provides access to Lisbon's job market, the valuation at €685,000 places it above fair value by 44.7%. The gross yield of 1.9% further suggests that it may not be an attractive option for families seeking affordable rental housing. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is questionable given its listing price of €685,000, which is 44.7% above the fair value of €378,512. The low gross yield of 1.9% also raises concerns about the potential for long-term appreciation and rental income viability.
Tenant turnover risk High tenant turnover could be a concern due to the tenant stability score of 70/100, indicating potential difficulties in maintaining occupancy and consistent rental income.
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