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, 2-bathroom apartment of 75 m² on the 2nd floor, built in 2008, energy rating D. Located on rua Francisco Lazáro, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The living room features a fireplace with a heat recovery system, providing both ambiance and energy efficiency while enjoying access to two private balconies.
The valuation. The asking price of €395,000 sits €132,238 (50.3%) above the fair value of €262,762, indicating that the property is overpriced. This discrepancy raises concerns about potential buyer interest and return on investment. Buy-to-flip angle. A buy-to-flip strategy may not yield significant short-term gains given the current valuation; the focus would need to be on value-add renovations to justify resale prices. Careful management of renovation costs will be critical to maximize profit margins. Buy-to-let angle. With a gross yield of 3.4%, estimated rental income around €1,119/month suggests a steady cash flow for long-term holding strategies. The suburban location and family-oriented environment may attract consistent tenants, providing stable occupancy rates.
Fair value modelled at €262,762 from 6 comparable sales in the area. Asking €395,000 sits €132,238 (50.3%) above — overpriced versus fair value.
Asking €395,000 versus the rua Francisco Lazáro area baseline of €252,899 (€3,372/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €252,899, adjusted for condition and micro-location, gives a modelled fair value of €262,762 (€3,503/m²), a €132,238 (50.3%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco Lazáro | Subject | €395,000 | €5,267 | — | 80 | 76 |
| rua Maria Beatriz Mexia | Active | €390,000 | €3,545 | 32.7% | 76 | 75 |
| Caparica e Trafaria · 652fe4 | Active | €360,000 | €3,673 | 30.3% | 74 | 69 |
| Costa da Caparica · 8ee380 | Active | €425,000 | €4,427 | 15.9% | 85 | 71 |
| Costa da Caparica · 937493 | Active | €435,000 | €3,042 | 42.2% | 73 | 67 |
| Median comp | €407,500 | €3,609 | 31.5% | 75 | 70 |
Long-term rental This property is priced at €395,000, significantly above its fair value of €262,762, indicating a 50.3% gap that reflects it as overpriced. With a gross yield of just 3.4%, the long-term rental potential does not justify this asking price, raising concerns about potential returns for investors. Family rental Given the family-oriented nature of the environment in Costa da Caparica, this property might appeal to families looking for stable rentals. However, with the property overpriced at €395,000 compared to its fair value of €262,762, the potential for family rentals is constrained by financial feasibility. Buy-and-hold The current pricing of €395,000 for this apartment, while in a safely suburban area near Lisbon, suggests a lack of alignment with the fair market value of €262,762, making it overpriced. Investors looking for a buy-and-hold strategy may find that the anticipated appreciation does not compensate for the elevated entry price. Short-term vacation rental Although the location has certain attractive qualities, the property being overpriced at €395,000 makes it unsuitable for a short-term vacation rental strategy. The yield of 3.4% falls short of expectations typically sought in the vacation rental market. Luxury market The property’s condition rating of 78/100 and the price tag of €395,000 do not align with the expectations of luxury market clients. Therefore, marketing this apartment within the luxury segment would be unrealistic given its overpriced valuation relative to fair market standards.
Economic Vulnerability The economic stability score of 70/100 indicates potential risks to future income and property value due to fluctuations in local market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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