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 78 m² on the 2nd floor, built in 1994, energy rating C. Located on praceta João Azevedo, 5, Costa da Caparica parish, Almada municipality, Setúbal district. This apartment features four covered balconies, enhancing outdoor living options, while its bright interiors are accentuated by wide sliding doors that ensure thermal and acoustic comfort.
The valuation. The asking price of €385,000 is significantly above fair value of €320,252, representing an overpricing of €64,748 (20.2%). This makes the property a less attractive investment option given the considerable markup. Buy-to-flip angle. With renovations needing to align with local tastes, quick improvements could potentially reposition the apartment for resale at a higher price than the current valuation within the booming Greater Lisbon area. Buy-to-let angle. Estimated rental income of €1,123 per month reflects a gross yield of 3.5%, making it a viable option for long-term rental strategies, particularly focused on family tenants seeking proximity to urban amenities.
Fair value modelled at €320,252 from 6 comparable sales in the area. Asking €385,000 sits €64,748 (20.2%) above — overpriced versus fair value.
Asking €385,000 versus the praceta João Azevedo, 5 area baseline of €333,079 (€4,270/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is below the parish average, reducing 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 €333,079, adjusted for condition and micro-location, gives a modelled fair value of €320,252 (€4,106/m²), a €64,748 (20.2%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta João Azevedo, 5 | Subject | €385,000 | €4,936 | — | 70 | 74 |
| rua Miguel Torga, 2 | Active | €297,500 | €4,312 | 12.6% | 70 | 71 |
| rua Calma de Santo António | Active | €360,000 | €4,675 | 5.3% | 74 | 76 |
| rua de Almada | Active | €350,000 | €3,646 | 26.1% | 75 | 72 |
| avenida do Oceano | Active | €325,000 | €4,333 | 12.2% | 74 | 76 |
| Median comp | €337,500 | €4,323 | 12.4% | 74 | 74 |
Long-term rental The 2-bed apartment in Costa da Caparica, listed at €385,000, is overpriced by 20.2% when compared to the fair value of €320,252. With a gross yield of 3.5%, this strategy may not generate optimal returns given the current market conditions. Family rental While the apartment may appeal to families due to its size and condition rating of 71/100, its price of €385,000 is significantly higher than its fair value of €320,252. This overpricing diminishes its attractiveness as a stable and profitable family rental investment. Buy-and-hold The buy-and-hold strategy is compromised by the substantial gap of 20.2% between the listing price and the fair market value of €320,252. Investing in this property at €385,000 could yield lower long-term appreciation rates, making it a less desirable option for long-term capital growth.
Economic Vulnerability The combination of an Economic Stability score of 75/100 and a Tenant Stability score of 70/100 indicates potential fluctuations in rental income and property value due to economic downturns or tenant turnover risks.
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