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, 2-bathroom house of 120 m², built in 1976, energy rating D. Located on rua Pêra do Meio, Caparica e Trafaria parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes a fully equipped 1-bedroom annex, ideal for guests or rental income, and boasts a garden with fruit trees enhancing its outdoor appeal.
The valuation. The asking price of €470,000 is €73,257 (18.5%) above the fair value of €396,743, indicating that the property is overpriced based on market assessments. This significant disparity warrants caution for potential investors.
Fair value modelled at €396,743 from 6 comparable sales in the area. Asking €470,000 sits €73,257 (18.5%) above — overpriced versus fair value.
Asking €470,000 versus the rua Pêra do Meio area baseline of €371,305 (€3,094/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €371,305, adjusted for condition and micro-location, gives a modelled fair value of €396,743 (€3,306/m²), a €73,257 (18.5%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pêra do Meio | Subject | €470,000 | €3,917 | — | 66 | 76 |
| parque da Paz | Active | €479,900 | €3,934 | 0.4% | 75 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 5ed0ec | Active | €319,000 | €3,798 | 3.0% | — | 73 |
| Laranjeiro e Feijó · a8ed8f | Active | €310,000 | €3,444 | 12.1% | 72 | 73 |
| Charneca de Caparica e Sobreda · 28bca2 | Active | €449,000 | €2,721 | 30.5% | 62 | 79 |
| Median comp | €384,000 | €3,621 | 7.5% | 72 | 74 |
Long-term rental The property is overpriced at €470,000, exceeding the fair value of €396,743 by 18.5%, making it less attractive for long-term rental opportunities. With a gross yield of only 2.2%, the investment does not align with the financial return expectations in a competitive housing market. Buy-and-hold Despite a reasonable neighbourhood rating of 76/100, the price exceeds fair value significantly, suggesting that holding this property could lead to stagnant capital growth. The 2.2% yield reflects a lack of compelling investment merits under current circumstances, diminishing its appeal for a buy-and-hold strategy. Family rental While the suburban setting provides safety and amenities appealing to families, the property’s valuation of €470,000 feels excessive compared to its fair value of €396,743. Moreover, the limited gross yield of 2.2% does not adequately compensate for potential risks, indicating this strategy may not deliver the desired results in this market. Short-term vacation rental Not ideal for short-term vacation rental, the property’s pricing at €470,000 suggests an overvaluation that limits profitability in this sector. The combination of a low yield and questionable return on investment further confirms the lack of suitability for this strategy.
Economic downturn risk With an economic stability score of 75/100, there is a potential risk that future economic fluctuations could negatively impact the property value and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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