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, 1-bathroom apartment of 55 m² on the 2nd floor, built in 1985, energy rating C. Located on rua Mercado, 11, Costa da Caparica parish, Almada municipality, Setúbal district. This remodeled apartment boasts luxurious marble-effect surfaces in the kitchen and an elegantly designed wood-slat ceiling in the entrance, elevating its aesthetic appeal.
The valuation. The asking price of €289,000 sits significantly above the fair value of €240,560, marking a difference of €48,440 (20.1%). This property is considered overpriced based on current market conditions. Buy-to-flip angle. A buy-to-flip strategy could be risky due to the high purchase price, requiring significant upgrades or market appreciation to yield a profitable resale. Targeting a buyer willing to pay a premium for the neighborhood may improve outcomes. Buy-to-let angle. The gross yield of 3.8% suggests moderate potential for rental income, generating an estimated €915 per month. The suburban character and proximity to Lisbon may appeal to long-term family renters.
Fair value modelled at €240,560 from 6 comparable sales in the area. Asking €289,000 sits €48,440 (20.1%) above — overpriced versus fair value.
Asking €289,000 versus the rua Mercado, 11 area baseline of €293,920 (€5,344/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €293,920, adjusted for condition and micro-location, gives a modelled fair value of €240,560 (€4,374/m²), a €48,440 (20.1%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mercado, 11 | Subject | €289,000 | €5,255 | — | 54 | 75 |
| rua António Correia | Active | €220,000 | €4,783 | 9.0% | 63 | 74 |
| rua Manuel Silvestre da Costa, 10 | Active | €270,000 | €5,192 | 1.2% | 58 | 67 |
| Costa da Caparica · 090023 | Active | €295,000 | €4,214 | 19.8% | 66 | 75 |
| rua dos Três Vales | Active | €273,000 | €3,900 | 25.8% | 70 | 68 |
| Median comp | €271,500 | €4,499 | 14.4% | 65 | 71 |
Long-term rental This property, priced at €289,000, is not an attractive option for long-term rental due to its gross yield of only 3.8%, which is below appealing investment thresholds. Additionally, with a fair value of €240,560 indicating a 20.1% gap, this property is overpriced and may hinder tenant demand despite the suburban appeal of Costa da Caparica. Family rental The apartment's condition rating of 57/100 and the neighbourhood score of 75/100 suggest that it may not meet the quality expectations of family rentals, which prefer more space and amenities. As it is priced at €289,000, far exceeding its fair value of €240,560 and leading to a 20.1% premium, this property is thus overpriced for families seeking long-term stability. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy may be risky, given the significant gap of 20.1% between the listing price and the fair value of €240,560. The current pricing at €289,000 suggests this property is overpriced, which could limit potential appreciation and long-term gains. Not ideal for student housing Given that the apartment is priced above its fair value, it is not an optimal choice for student housing, which typically seeks affordability and may prioritize market competition. The 3.8% yield further diminishes its attractiveness to student renters, who often favor budget-friendly options. Not ideal for luxury market As the market price of €289,000 is significantly inflated compared to the fair valuation of €240,560, this property does not align with the luxury market expectations. High-end buyers tend to favor quality and exclusivity, which this apartment's condition and pricing do not adequately meet.
Potential Economic Downturn The property is at risk due to a comparatively high Economic stability score of 80, which could indicate vulnerability to economic downturns affecting rent collection and tenant retention if conditions change significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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