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.
4-bedroom, 2-bathroom duplex of 162 m², built in 2001, energy rating E. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This duplex includes a stylish island kitchen with built-in appliances and a unique wooden spiral staircase connecting the two levels, enhancing both functionality and aesthetics.
The valuation. The asking price of €850,000 sits significantly above the fair value of €641,913, indicating an overpriced status of €208,087 (32.4%). This disparity suggests a lack of immediate investment appeal based on valuation metrics.
Fair value modelled at €641,913 from 6 comparable sales in the area. Asking €850,000 sits €208,087 (32.4%) above — overpriced versus fair value.
Asking €850,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €609,016 (€3,759/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €609,016, adjusted for condition and micro-location, gives a modelled fair value of €641,913 (€3,962/m²), a €208,087 (32.4%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · 1f36c9 | Subject | €850,000 | €5,247 | — | 74 | 77 |
| rua Miguel Torga | Active | €420,000 | €4,667 | 11.1% | 75 | 72 |
| rua Maria Beatriz Mexia S / N | Active | €649,000 | €2,963 | 43.5% | 70 | 76 |
| rua da Matinha, 41 | Active | €299,000 | €3,987 | 24.0% | 75 | 63 |
| rua Cesário Verde, 10 | Active | €465,000 | €3,974 | 24.3% | 73 | 75 |
| Median comp | €442,500 | €3,981 | 24.1% | 74 | 74 |
Long-term rental With a gross yield of 1.5%, this property does not present a compelling long-term rental investment due to its overpriced status. The significant gap of 32.4% from fair value indicates lower potential returns compared to other opportunities in the market. Family rental While the neighbourhood offers good schools and low crime rates, the property’s high price limits the viability of a family rental strategy. Prospective tenants may be deterred by the inflated costs, impacting demand despite the area’s desirable characteristics. Buy-and-hold Investing in this property with a buy-and-hold approach is less appealing given its fair value of €641,913 compared to the list price of €850,000. The low gross yield and significant pricing gap suggest that long-term appreciation is unlikely to compensate for the current overvaluation.
Potential Tenant Turnover There is a risk of moderate tenant turnover given the Tenant Stability score of 70/100, which could impact 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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