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.
6-bedroom, 2-bathroom house of 252 m², energy rating D. Located Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes three independent annexes (T2, T1, T0) at the back, offering significant rental potential alongside the main house. Investment Opportunity: Versatile living arrangements elevate both comfort and income options.
The valuation. The asking price of €2,000,000 is well above the fair value of €1,187,103, indicating it is overpriced by €812,897 or 68.5%. This discrepancy suggests a challenging investment opportunity.
Fair value modelled at €1,428,000 from 5 comparable sales in the area. Asking €2,000,000 sits €572,000 (40.1%) above — overpriced versus fair value.
Asking €2,000,000 versus the rua Vítimas da Guerra Colonial area baseline of €1,423,948 (€5,651/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,423,948, adjusted for condition and micro-location, gives a modelled fair value of €1,428,000 (€5,667/m²), a €572,000 (40.1%) gap versus the €2,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vítimas da Guerra Colonial | Subject | €2,000,000 | €7,937 | — | 78 | 72 |
| praceta 25 de Abril, 55 | Active | €850,000 | €5,667 | 28.6% | 80 | 75 |
| rua Fernão de Magalhães | Active | €1,215,000 | €6,983 | 12.0% | 71 | 73 |
| Caparica e Trafaria · 1e60f1 | Active | €980,000 | €3,755 | 52.7% | 78 | 73 |
| Costa da Caparica · efdd7d | Active | €2,500,000 | €8,591 | 8.2% | 74 | 73 |
| Median comp | €1,097,500 | €6,325 | 20.3% | 76 | 73 |
Long-term rental For long-term rental investments, the property presents challenges with a gross yield of only 1.8%, indicating insufficient return relative to the listing price of €2,000,000. The high gap of 68.5% compared to fair value further emphasizes that the property is not aligned with the income potential of its asking price. Buy-and-hold The buy-and-hold strategy may not be beneficial due to the property's overpriced nature, with a fair value of €1,187,103 compared to the current listing. Investors should be cautious, as the current valuation significantly exceeds the property's true market worth and may hinder capital appreciation. Family rental As a family rental option, the high asking price and low yield of 1.8% suggest that the property is not well-positioned for generating stable rental income for families. The combination of being overpriced by 68.5% and the neighborhood score of 72/100 indicates limited potential for attracting long-term tenants seeking affordability and quality in a suburban setting.
Moderate Economic Dependence The combination of a 70/100 economic stability score and a 70/100 tenant stability score indicates potential vulnerability to economic downturns, affecting rental income and property value stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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