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 65 m² on the 8th floor, built in 1993, energy rating C. Located on parque da Paz, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Noteworthy Feature: This apartment benefits from a strategic location, offering stunning panoramic views of the Tagus River from multiple rooms while being just minutes from Lisbon and the beaches of Costa da Caparica.
The valuation. The asking price of €257,000 is slightly above the fair value of €255,357, reflecting a difference of €1,643 (0.6%). This positions the property as fairly valued in the current market. Buy-to-flip angle. The buy-to-flip strategy could benefit from minor renovations, particularly in the bathroom area, allowing for a targeted resale to capitalize on rising demand near Lisbon. Buy-to-let angle. With an estimated monthly rental income of €814, the gross yield of 3.8% indicates a stable return on investment, appealing to long-term rental strategies in this desirable suburban area.
Fair value modelled at €255,357 from 6 comparable sales in the area. Asking €257,000 sits €1,643 (0.6%) above — overpriced versus fair value.
Asking €257,000 versus the parque da Paz area baseline of €259,840 (€3,998/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €259,840, adjusted for condition and micro-location, gives a modelled fair value of €255,357 (€3,929/m²), a €1,643 (0.6%) gap versus the €257,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Paz | Subject | €257,000 | €3,954 | — | 62 | 72 |
| Caparica e Trafaria · 6f4072 | Active | €248,000 | €3,351 | 15.2% | 72 | 68 |
| parque da Paz | Active | €242,000 | €3,184 | 19.5% | — | 82 |
| rua da Bela Vista | Active | €275,000 | €3,929 | 0.6% | 66 | 78 |
| Caparica e Trafaria · 023c3e | Active | €297,500 | €4,250 | 7.5% | 65 | 76 |
| Median comp | €261,500 | €3,640 | 7.9% | 66 | 77 |
Long-term rental The property offers a gross yield of 3.8%, which aligns with expectations for a stable long-term rental investment in the area. While the gap from fair value is minimal at 0.6%, the property remains well-positioned given its accessibility to Lisbon and decent neighborhood ranking. Family rental With a 72/100 neighborhood score and a fair property condition rating of 65/100, this apartment is suitably primed for family tenants seeking suburban living. The proximity to Lisbon is advantageous for families, ensuring a steady demand for long-term rentals. Buy-and-hold This property serves as a fair buy-and-hold investment, especially considering the resilient housing demand influenced by its location near Lisbon. However, the minimal gap to fair value suggests limited opportunity for capital appreciation in the short term. Short-term vacation rental Due to its suburban setting and the average neighborhood amenities, this property is not ideal for short-term vacation rental operations. The tenant demographics and local characteristics do not favor the transient rental market, which often seeks more vibrant areas of Lisbon. Luxury market The property is not positioned within the luxury market, as its current valuation does not meet the standards typically associated with high-end real estate. With a fair value determined, it falls short of the criteria often pursued by luxury investors.
Tenant Stability Risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which could impact rental income and increase costs associated with finding new tenants.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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