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 6th floor, energy rating C. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment offers an impressive panoramic view, encompassing the sea, River Tagus, and surrounding cities, optimized by its unique solar exposure from all cardinal directions.
The valuation. The asking price of €685,000 is significantly above the fair value of €386,214, reflecting an overpricing of €298,786 (43.6%). This discrepancy suggests a reconsideration of investment potential. Buy-to-flip angle. Given the high market price, a buy-to-flip strategy would be challenging, as selling at a profit would require significant market appreciation or value enhancements. Buy-to-let angle. With an estimated gross yield of 1.9%, generating €1,085 monthly in rental income may attract long-term tenants, though the ROI is relatively low for an investor seeking immediate gains.
Fair value modelled at €386,214 from the area baseline, adjusted for condition and location. Asking €685,000 sits €298,786 (43.6%) above — overpriced versus fair value.
Asking €685,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €430,683 (€4,631/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
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.
Costa da Caparica, Almada, Setúbal
Area baseline €430,683 + condition +€2,180 + location +€34,912 = modelled fair value of €386,214 (€4,153/m²), a €298,786 (43.6%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · be91a5 | Subject | €685,000 | €7,366 | — | 74 | 75 |
| avenida Dom Sebastião | Active | €349,900 | €6,480 | 12.0% | 76 | 75 |
| rua Augusto Machado | Active | €350,000 | €4,667 | 36.6% | 65 | 68 |
| avenida do Mar | Active | €355,000 | €4,863 | 34.0% | 78 | 76 |
| rua António Correia, 2 | Active | €299,000 | €5,436 | 26.2% | 78 | 76 |
| Median comp | €349,950 | €5,150 | 30.1% | 77 | 76 |
Long-term rental This property is overpriced with a listing price of €685,000 versus a fair value of €386,214, leading to a significant gap of 43.6%. With a gross yield of only 1.9%, the investment's profitability remains questionable in the long term. Family rental The asking price for this apartment is not aligned with the fair market value, presenting a gap that indicates it is overpriced at €685,000. Additionally, while the neighborhood offers good amenities and tenant quality, the yield of 1.9% suggests it may not yield strong returns for families in the area. Buy-and-hold Even though this apartment is located near Lisbon with decent amenities, its current price of €685,000 significantly exceeds the fair value of €386,214, categorizing it as overpriced. The low yield of 1.9% further diminishes its attractiveness for a buy-and-hold investment strategy, suggesting limited financial growth potential over time.
Potential Tenant Turnover The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to potential vacancies and a disruption in cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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