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.
1-bedroom, 2-bathroom apartment of 160 m² on the 1st floor, energy rating G. Located on rua dos Pescadores, 1, Costa da Caparica parish, Almada municipality, Setúbal district. The apartment features a lucrative Local Lodging license, enhancing its appeal as a profitable investment in a high-demand tourist area.
The valuation. The asking price of €850,000 is significantly above the fair value of €711,934, resulting in an overvaluation of €138,066 (19.4%). This indicates that the property is overpriced for the current market conditions.
Fair value modelled at €711,934 from 6 comparable sales in the area. Asking €850,000 sits €138,066 (19.4%) above — overpriced versus fair value.
Asking €850,000 versus the rua dos Pescadores, 1 area baseline of €700,948 (€4,381/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €700,948, adjusted for condition and micro-location, gives a modelled fair value of €711,934 (€4,450/m²), a €138,066 (19.4%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Pescadores, 1 | Subject | €850,000 | €5,313 | — | 85 | 76 |
| Costa da Caparica · 46825a | Active | €359,900 | €4,185 | 21.2% | 62 | 68 |
| Costa da Caparica · 831298 | Active | €330,000 | €4,714 | 11.3% | 68 | 74 |
| autoestrada N377-1, 4A | Active | €249,900 | €3,085 | 41.9% | 78 | 79 |
| rua António Correia, 10C | Active | €260,000 | €5,200 | 2.1% | 72 | 71 |
| Median comp | €295,000 | €4,450 | 16.2% | 70 | 73 |
Long-term rental This property, with a fair value of €711,934 and a listing price of €850,000, presents a notable risk as it is overpriced by 19.4%. With a gross yield of 0%, the long-term rental strategy may not generate satisfactory returns given the current market conditions. Family rental Given its generous size of 160m² and a decent neighborhood rating of 76/100, this property could appeal to families. However, its overpriced status at €850,000 compared to a fair value of €711,934 diminishes its attractiveness for this strategy. Buy-and-hold Although the property is situated in an area with strong market demand due to proximity to Lisbon, its current listing price is inflated by 19.4% beyond its fair value. Investors looking for capital appreciation should proceed cautiously, as the yield remains at 0% and the market conditions may not support long-term value growth. Not ideal for short-term rental With a lack of a return on investment and a strong price markup, this property is not suited for short-term rental strategies. Not ideal for student housing The property’s pricing and lack of yield make it an unwise choice for student housing markets. Not ideal for luxury market Despite its attractive size, the overpriced nature of this apartment disqualifies it from competing effectively in the luxury real estate market.
Tenant turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could affect rental income consistency.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
