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 house of 227 m², built in 1950, energy rating D. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes new double-glazed window frames for improved insulation and a unique eclectic kitchen design with vibrant orange cabinetry, enhancing its character and functionality.
The valuation. The asking price of €465,000 is above the fair value of €433,110 by €31,890, or 7.4%. While slightly elevated, the property remains fair in the context of the local market.
Fair value modelled at €433,110 from 6 comparable sales in the area. Asking €465,000 sits €31,890 (7.4%) above — overpriced versus fair value.
Asking €465,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €476,692 (€2,100/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €476,692, adjusted for condition and micro-location, gives a modelled fair value of €433,110 (€1,908/m²), a €31,890 (7.4%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · e3ad60 | Subject | €465,000 | €2,048 | — | 72 | 72 |
| rua Lucinda do Carmo, 15 | Active | €450,000 | €1,429 | 30.3% | 74 | 75 |
| rua José Duro | Active | €650,000 | €2,000 | 2.4% | — | 68 |
| Caparica e Trafaria · 1f34ad | Active | €235,000 | €1,715 | 16.3% | 64 | 75 |
| rua do Parque, 222 | Active | €296,000 | €1,816 | 11.4% | 73 | 76 |
| Median comp | €373,000 | €1,766 | 13.8% | 73 | 75 |
Long-term rental The property’s yield of 3.6% gross aligns with the transitional tenant quality typical of outer Lisbon, indicating stable rental income potential. However, the fair value gap of 7.4% suggests that while it is positioned within a reasonable market range, it does not present a compelling investment opportunity. Family rental With its 2-bed configuration, the property is suitable for families seeking proximity to the Greater Lisbon job market, presenting a reasonable rental option. The fair valuation highlights that while it meets the criteria for family rentals, the investment requires circumspection due to the relatively slight margin above fair value. Buy-and-hold As a buy-and-hold investment, the property offers the stability of a long-term asset in a transitional neighbourhood, though the condition rating of 75/100 indicates moderate upkeep will be necessary over time. The alignment with fair value suggests it can serve as a functional holding, but does not allow for significant future capital appreciation considering the 7.4% gap from fair value.
Economic and Tenant Stability Risk With both economic and tenant stability scores at 75/100, there's a potential risk of moderate fluctuations in rental income and occupancy rates, indicating possible market volatility that could affect overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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