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.
3-bedroom, 0-bathroom house of 204 m², built in 1985. Located Costa da Caparica parish, Almada municipality, Setúbal district. This property includes a rented restaurant, offering potential income and enhancing the appeal of a beachside lifestyle with commercial opportunity.
The valuation. The asking price of €699,000 exceeds the fair value of €571,271 by €127,729 (22.4%). This property is considered overpriced and does not present a justified investment opportunity.
Fair value modelled at €571,271 from 6 comparable sales in the area. Asking €699,000 sits €127,729 (22.4%) above — overpriced versus fair value.
Asking €699,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €623,469 (€3,056/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €623,469, adjusted for condition and micro-location, gives a modelled fair value of €571,271 (€2,800/m²), a €127,729 (22.4%) gap versus the €699,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · ee88e0 | Subject | €699,000 | €3,426 | — | 65 | 68 |
| rua Dom João V | Active | €630,000 | €2,316 | 32.4% | 55 | 74 |
| Charneca de Caparica e Sobreda · 8750bd | Active | €420,000 | €2,937 | 14.3% | 75 | 67 |
| avenida Ilha da Madeira S / N | Active | €586,000 | €2,664 | 22.3% | 45 | 68 |
| Charneca de Caparica e Sobreda · be950c | Active | €268,000 | €1,540 | 55.0% | 40 | 71 |
| Median comp | €503,000 | €2,490 | 27.3% | 50 | 70 |
Long-term rental The property in Costa da Caparica appears to be overpriced with a fair value gap of 22.4%, indicating it does not present a sound investment for long-term rental strategies. With a gross yield of 5.3% and decent neighborhood ratings, potential cash flow is limited given the high entry price. Family rental As a family rental, this house does not align with ideal investment conditions, as it is listed at €699,000 while the fair value is significantly lower at €571,271. The neighborhood's decent access to schools is promising, but the current price diminishes the attractiveness for families seeking affordability. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable as the market value is above its fair value, creating a 22.4% gap and indicating that appreciation may not compensate for the initial overpayment. While the area's proximity to Lisbon offers potential long-term growth, the excessive listing price may hinder profitability over time.
Moderate Economic and Tenant Stability Risk The property has both economic and tenant stability scores of 70/100, indicating a moderate risk level that could result in variability in rental income and occupancy rates.
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