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.
4-bedroom, 3-bathroom house of 245 m², built in 2015, energy rating B. Located on rua Padre Antonio Sobral, 13, Santo António da Charneca parish, Barreiro municipality, Setúbal district. This villa features a saltwater pool and jacuzzi, surrounded by landscaped gardens, creating a serene outdoor oasis for relaxation and entertainment.
The valuation. The asking price of €735,000 is above the fair value of €733,350, indicating an overpriced property by €1,650 (0.2%). This slight difference underscores the need for careful consideration before investing.
Fair value modelled at €733,350 from the area baseline, adjusted for condition and location. Asking €735,000 sits €1,650 (0.2%) above — overpriced versus fair value.
Asking €735,000 versus the rua Padre Antonio Sobral, 13 area baseline of €645,575 (€2,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 84 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Antonio Sobral, 13
Area baseline €645,575 + condition +€30,625 + location +€54,455 = modelled fair value of €733,350 (€2,993/m²), a €1,650 (0.2%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Antonio Sobral, 13 | Subject | €735,000 | €3,000 | — | 85 | 71 |
| Alhos Vedros · 956e47 | Active | €599,000 | €3,088 | 2.9% | 78 | 73 |
| rua Gago Coutinho | Active | €575,000 | €2,500 | 16.7% | 80 | 69 |
| rua Dinis de Almeida | Active | €530,000 | €2,585 | 13.8% | 76 | 72 |
| Palhais e Coina · 9371b4 | Active | €480,000 | €4,444 | 48.1% | 75 | 67 |
| Median comp | €552,500 | €2,837 | 5.4% | 77 | 71 |
Long-term rental The property appears overpriced with a listing of €735,000, only slightly above the fair value of €733,350, resulting in a minimal gap of 0.2%. With a gross yield of 2.5%, the return may not justify the investment in the long run. Family rental Although the property has a family-friendly layout and reasonable condition rating of 84/100, its price at €735,000 is above fair value, marking it as overpriced. Families may be deterred by the low gross yield of 2.5%, making it less attractive for long-term commitments. Buy-and-hold At €735,000, the property's valuation is above the fair market estimate of €733,350, indicating it is overpriced. The current yield of 2.5% suggests that holding this investment may not yield sufficient returns to offset the higher purchase price over time.
Tenant turnover risk A tenant stability score of 65/100 suggests a higher probability of lease turnover, potentially impacting cash flow due to vacancy periods and re-leasing costs.
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