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 80 m² on the 6th floor, energy rating C. Located Costa da Caparica parish, Almada municipality, Setúbal district. This apartment features a spacious balcony with breathtaking panoramic views, perfect for enjoying the sunset, and is situated in a quiet area with excellent access to Lisbon.
The valuation. The asking price of €480,000 is €77,274 (13.9%) below the fair value of €557,274, indicating that the property is positioned at a reasonable price point consistent with market expectations.
Fair value modelled at €557,274 from 6 comparable sales in the area. Asking €480,000 sits €77,274 (13.9%) below — the upside to fair value.
Asking €480,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €545,366 (€6,817/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €545,366, adjusted for condition and micro-location, gives a modelled fair value of €557,274 (€6,966/m²), a €77,274 (13.9%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · 9af98e | Subject | €480,000 | €6,000 | — | 88 | 78 |
| Costa da Caparica · 0970b5 | Active | €545,000 | €6,566 | 9.4% | 70 | 67 |
| rua Augusto Machado | Active | €350,000 | €4,667 | 22.2% | 65 | 68 |
| rua António Pinheiro, 9 | Active | €425,000 | €4,427 | 26.2% | 70 | 75 |
| praça 9 de Julho | Active | €685,000 | €7,366 | 22.8% | 72 | 75 |
| Median comp | €485,000 | €5,617 | 6.4% | 70 | 72 |
Long-term rental This property offers a gross yield of 2.8%, which reflects moderate returns in the long-term rental market. While the property is priced fairly at €480,000 compared to the fair value of €557,274, the yield and appreciation potential may not meet the expectations of aggressive income investors. Family rental With a neighborhood rating of 78/100, this apartment is well-suited for families seeking residential stability in a suburban area of Lisbon. Given that the property is priced at €480,000, which is aligned with its fair value, it presents a reasonable opportunity for family rentals despite the modest yield of 2.8%. Buy-and-hold Investing in this apartment for a buy-and-hold strategy may be solid due to its fair valuation and decent condition rating of 82/100, appealing to long-term renters. While the current pricing of €480,000 is justified against the fair value, the potential for significant price appreciation may be limited in this suburban setting. Short-term vacation rental The property's attributes make it less ideal for short-term vacation rentals, as evidenced by its 2.8% yield which may not attract the premium rates typical in tourist-heavy markets. Furthermore, with a fair value assessment at €557,274, the investment does not present the dynamic ROI one would typically expect in this sector. Student housing Given its suburban location and family-oriented neighborhood rating of 78/100, the property is not a prime candidate for student housing. Additionally, with an overall fair pricing strategy, it lacks the price and yield characteristics that would otherwise make it appealing for the student rental market. Luxury market This apartment, while in good condition, does not cater to the luxury market segment, as indicated by its fair value and lack of high-end amenities. The current offering price of €480,000 is not reflective of luxury attributes, limiting its potential for this sector.
Tenant turnover risk High tenant turnover could lead to increased vacancy rates and additional costs, given the tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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