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 96 m² on the 1st floor, energy rating D. Located on rua António Pinheiro, 9, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts PVC tilt-and-turn windows enhancing both thermal and acoustic insulation, alongside an integrated technological sound system for a modern living experience.
The valuation. The asking price of €420,000 is significantly above the fair value of €340,364, indicating an overvaluation of €79,636 (23.4%). This high asking price does not align with the expected market value for similar properties.
Fair value modelled at €340,364 from 5 comparable sales in the area. Asking €420,000 sits €79,636 (23.4%) above — overpriced versus fair value.
Asking €420,000 versus the rua António Pinheiro, 9 area baseline of €332,355 (€3,462/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €332,355, adjusted for condition and micro-location, gives a modelled fair value of €340,364 (€3,545/m²), a €79,636 (23.4%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Pinheiro, 9 | Subject | €420,000 | €4,375 | — | 94 | 73 |
| Charneca de Caparica e Sobreda · 001989 | Active | €399,800 | €2,796 | 36.1% | 78 | 68 |
| Costa da Caparica · 3a742f | Active | €325,000 | €4,167 | 4.8% | 75 | 72 |
| Caparica e Trafaria · 652fe4 | Active | €360,000 | €3,673 | 16.0% | 74 | 69 |
| rua Rui Furtado, 14 | Active | €330,000 | €3,333 | 23.8% | 75 | 68 |
| Median comp | €345,000 | €3,503 | 19.9% | 75 | 69 |
Long-term rental The property in Costa da Caparica presents a gross yield of 3.2%, which suggests limited income potential relative to its listing price. Given its fair value of €340,364, the current asking price is overpriced by 23.4%, making it less attractive for long-term rental investors. Buy-and-hold With a fair value of €340,364 and a listing price of €420,000, this apartment appears overpriced by 23.4%, which may hinder long-term appreciation potential. While proximity to Lisbon offers some demand stability, the high entry cost diminishes the attractiveness of a buy-and-hold strategy. Family rental Although the property is located in a suburban area that provides adequate amenities for families, its value is inflated at €420,000, compared to a fair value of €340,364, indicating a 23.4% gap. As a result, the investment potential for family rentals is compromised due to the exaggerated asking price. Not ideal for: Luxury market, Short-term vacation rental, Student housing
Economic Dependence Risk There is an economic stability score of 65/100, indicating potential vulnerability to economic downturns affecting 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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