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, 1-bathroom apartment of 90 m², built in 1995. Located on avenida Dom Sebastião, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes a pleasant sea view, located just a 10-minute walk from Praia Nova and close to local amenities and public transport options.
The valuation. The asking price of €399,000 is €38,056 (10.5%) above the fair value of €360,944, indicating the property is overpriced. This discrepancy suggests that potential buyers should proceed with caution as the initial investment may not align with potential returns.
Fair value modelled at €360,944 from 6 comparable sales in the area. Asking €399,000 sits €38,056 (10.5%) above — overpriced versus fair value.
Asking €399,000 versus the avenida Dom Sebastião area baseline of €414,762 (€4,608/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €414,762, adjusted for condition and micro-location, gives a modelled fair value of €360,944 (€4,010/m²), a €38,056 (10.5%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Sebastião | Subject | €399,000 | €4,433 | — | 64 | 74 |
| rua Duarte Pacheco Pereira, 35 | Active | €309,000 | €3,911 | 11.8% | 67 | 79 |
| Costa da Caparica · 86cb6e | Active | €360,000 | €4,337 | 2.2% | 71 | 77 |
| rua Jacinto Freire de Andrade, 28 | Active | €299,000 | €3,322 | 25.1% | 70 | 65 |
| rua João de Barros | Active | €300,000 | €4,110 | 7.3% | 70 | 77 |
| Median comp | €304,500 | €4,011 | 9.5% | 70 | 77 |
Family rental The property is priced at €399,000 despite a fair value estimate of €360,944, indicating it is overpriced by 10.5%. With a gross yield of only 3.3%, it may not generate sufficient return to justify the investment for family rentals. Long-term rental While the apartment is located in a suburban environment near Lisbon, its price point of €399,000 suggests it is overpriced compared to its fair value of €360,944. The gross yield of 3.3% raises concerns about the long-term cash flow potential in light of this overvaluation. Buy-and-hold At a listing price of €399,000 versus a fair value of €360,944, this property is clearly overpriced by 10.5%. Given the gross yield of 3.3%, holding this asset in hopes of appreciation may prove to be a challenging strategy considering its current valuation.
Tenant turnover risk The combined Economic and Tenant Stability scores of 75/100 indicate a moderate risk of tenant turnover, potentially affecting consistent 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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