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 79 m² on the 2nd floor, energy rating D. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment benefits from a spacious balcony with sea views and is situated in a prime green area that allows for tranquil outdoor living. Location: Costa da Caparica is recognized for its charming beachside environment, enhancing the property’s appeal.
The valuation. The asking price of €650,000 sits €151,145 (30.3%) above the fair value of €498,855, indicating that this property is overpriced in the current market context. This discrepancy suggests caution in pursuing this investment.
Fair value modelled at €498,855 from 6 comparable sales in the area. Asking €650,000 sits €151,145 (30.3%) above — overpriced versus fair value.
Asking €650,000 versus the Costa da Caparica, Almada, Setúbal area baseline of €476,999 (€6,038/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 €476,999, adjusted for condition and micro-location, gives a modelled fair value of €498,855 (€6,315/m²), a €151,145 (30.3%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Costa da Caparica · 2ce2ff | Subject | €650,000 | €8,228 | — | 85 | 75 |
| avenida do Mar, 11 | Active | €330,000 | €6,875 | 16.4% | 75 | 76 |
| avenida 1º de Maio, 40 | Active | €430,000 | €7,544 | 8.3% | 74 | 71 |
| Costa da Caparica · 57fc1d | Active | €299,000 | €7,667 | 6.8% | 72 | 78 |
| Costa da Caparica · 1f348b | Active | €339,500 | €5,754 | 30.1% | 74 | 71 |
| Median comp | €334,750 | €7,210 | 12.4% | 74 | 74 |
Long-term rental The current listing price of €650,000 exceeds the fair value by 30.3%, indicating that this investment may not yield a satisfactory return. With a gross yield of only 2.1%, the long-term rental strategy might be less appealing given the high entry cost compared to local market standards. Buy-and-hold Acquiring this apartment at its asking price could hinder capital appreciation, as the property is priced significantly above its fair market value of €498,855. The potential for long-term value growth appears limited, especially in a suburban area with better schools located in Lisbon. Family rental While the apartment's condition scores 80/100, making it habitable for families, the high listing price creates a barrier to ROI. Families seeking residential space might find more value in properties that are priced closer to the fair valuation, thus making this option overzealous at €650,000. Not ideal for: Luxury market, Short-term vacation rental The property’s suburban location and relatively lower neighborhood score of 75/100 detracts from its appeal as a luxury market offering, while the gross yield makes it less suitable for short-term vacation rentals, indicative of market saturation.
Economic sensitivity risk The economic stability score of 75 suggests moderate vulnerability to downturns, which could lead to a reduction in tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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