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.
5-bedroom, 1-bathroom house of 291 m², built in 1987, energy rating D. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property boasts a modern kitchen installed in 2025 with contemporary appliances and a vast outdoor area featuring a pool and integrated barbecue space, ideal for entertaining.
The valuation. The asking price of €2,500,000 is significantly above the fair value of €1,884,950, resulting in an overpriced verdict of €615,050 (32.6%). This discrepancy indicates that the property does not represent a sound investment opportunity.
Fair value modelled at €1,884,950 from 6 comparable sales in the area. Asking €2,500,000 sits €615,050 (32.6%) above — overpriced versus fair value.
Asking €2,500,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €1,880,985 (€6,464/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €1,880,985, adjusted for condition and micro-location, gives a modelled fair value of €1,884,950 (€6,477/m²), a €615,050 (32.6%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · efdd7d | Subject | €2,500,000 | €8,591 | — | 74 | 73 |
| rua dos Capuchos, 7 | Active | €860,000 | €5,972 | 30.5% | 72 | 74 |
| Costa da Caparica · 6d53ed | Active | €795,000 | €5,679 | 33.9% | 68 | 70 |
| rua Doutor Francisco Inácio, 14 | Active | €637,000 | €7,078 | 17.6% | 75 | 74 |
| rua Mestre Joaquim Pedro, 3 | Active | €980,000 | €8,376 | 2.5% | 80 | 80 |
| Median comp | €827,500 | €6,525 | 24.0% | 74 | 74 |
Long-term rental This property's high asking price of €2,500,000 is 32.6% above the fair value of €1,884,950, making it an overpriced investment for long-term rental prospects. With a gross yield of only 1.2%, the return on investment in this suburban area is comparatively limited. Family rental The €2,500,000 listing price indicates that this property is overpriced, given the fair value assessment of €1,884,950, reflecting a 32.6% gap. While the family-friendly neighbourhood offers steady demand, the current pricing does not support a favorable investment outcome for family rentals. Buy-and-hold Priced at €2,500,000, this property is 32.6% above its fair value of €1,884,950, indicating it is overpriced for a buy-and-hold strategy. Although proximity to Greater Lisbon presents long-term growth potential, the gross yield of 1.2% suggests that the immediate financial return will be suboptimal under current market conditions.
Potential tenant turnover: With a tenant stability score of only 70/100, there is a risk of higher-than-average tenant turnover, which could lead to increased vacancies and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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