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.
5-bedroom, 4-bathroom house of 314 m², built in 2005. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property includes a versatile attic space designed as an entertainment room, and it offers direct views of a protected natural reserve for ultimate privacy and tranquility.
The valuation. The asking price of €2,100,000 is significantly above the fair value of €1,025,883, representing an excess of €1,074,117 (51.1%). This property is overpriced in the current market. Buy-to-flip angle. A resale strategy could target updating key features and marketing the home to affluent buyers, aiming for a quick turnaround given the luxurious finishings within the property. Buy-to-let angle. With an estimated gross yield of 4.2%, the property offers potential rental income of around €7,350/month, appealing for long-term family rentals given its proximity to Lisbon's employment market.
Fair value modelled at €1,025,883 from the area baseline, adjusted for condition and location. Asking €2,100,000 sits €1,074,117 (51.1%) above — overpriced versus fair value.
Asking €2,100,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,077,962 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 68 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,077,962 + condition +€39,250 + location +€79,801 = modelled fair value of €1,025,883 (€3,267/m²), a €1,074,117 (51.1%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 82c865 | Subject | €2,100,000 | €6,688 | — | 85 | 72 |
| avenida Pinhal da Aroeira | Active | €1,595,000 | €6,380 | 4.6% | 79 | 74 |
| Corroios · f35fa9 | Active | €959,000 | €3,365 | 49.7% | 74 | 68 |
| Charneca de Caparica e Sobreda · 4b9996 | Active | €1,370,000 | €7,611 | 13.8% | — | 70 |
| Charneca de Caparica e Sobreda · ba3fee | Active | €1,800,000 | €4,045 | 39.5% | 75 | 72 |
| Median comp | €1,482,500 | €5,213 | 22.1% | 75 | 71 |
Long-term rental The property is priced at €2,100,000, which is 51.1% above its fair value of €1,025,883, indicating that it is overpriced. With a gross yield of only 4.2%, potential rental returns do not justify this asking price in the long-term rental market. Family rental At €2,100,000, this property is significantly overpriced compared to its fair value of €1,025,883, presenting a mismatch for family rental needs. Families typically seek affordable housing options, and this steep price point limits attractiveness to the target demographic. Buy-and-hold The property’s valuation at €2,100,000 is more than 51% above the fair value of €1,025,883, indicating that it has a high likelihood of underperformance in a buy-and-hold strategy. Investors should be cautious, as the substantial appreciation required to make this investment worthwhile is unlikely given the current market conditions.
Economic Vulnerability The economic and tenant stability scores of 75/100 suggest a moderate risk of fluctuating market conditions potentially affecting rental income reliability.
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