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, 7-bathroom house of 563 m², built in 2010, energy rating E. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features an advanced KNX smart home system for complete control and energy efficiency, alongside breathtaking lake and golf course views from its expansive terraces.
The valuation. The asking price of €3,250,000 is substantially higher than the fair value of €1,819,891, indicating an overvaluation of €1,430,109 (44.0%). This property is priced above the market norm, reflecting a significant premium that may deter investment. Buy-to-flip angle. With a high initial investment of €3,250,000, the buy-to-flip strategy may require substantial market appreciation to yield profit upon resale. The current overvaluation complicates quick equity gains in a potential flipping scenario. Buy-to-let angle. The estimated rental income of approximately €9,750 per month translates to a gross yield of 3.6%, suggesting a moderate return for long-term investment. Despite a desirable location, current pricing challenges potential profitability from rental strategies.
Fair value modelled at €1,819,891 from the area baseline, adjusted for condition and location. Asking €3,250,000 sits €1,430,109 (44.0%) above — overpriced versus fair value.
Asking €3,250,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,949,669 (€3,463/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 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,949,669 + condition +€70,375 + location +€123,572 = modelled fair value of €1,819,891 (€3,232/m²), a €1,430,109 (44.0%) gap versus the €3,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 99f346 | Subject | €3,250,000 | €5,773 | — | 85 | 69 |
| Charneca de Caparica e Sobreda · ba3fee | Active | €1,800,000 | €4,045 | 29.9% | 75 | 72 |
| Charneca de Caparica e Sobreda · 82c865 | Active | €2,100,000 | €6,688 | 15.9% | 85 | 72 |
| avenida Pinhal da Aroeira | Active | €1,595,000 | €6,380 | 10.5% | 79 | 74 |
| Corroios · 93744d | Active | €1,450,000 | €3,625 | 37.2% | 75 | 66 |
| Median comp | €1,697,500 | €5,213 | 9.7% | 77 | 72 |
Long-term rental Given the significant gap of 44% between the listing price of €3,250,000 and the fair value of €1,819,891, the property is overpriced, limiting the potential for attractive long-term rental returns. At a gross yield of 3.6%, the financial metrics do not support a viable long-term investment given the inflated purchase price. Family rental While the property is located in a family-oriented suburban region near Lisbon, the asking price of €3,250,000 is considerably higher than its fair value of €1,819,891, indicating it is overpriced from a family rental perspective. This price discrepancy suggests that entry into the family rental market with this property may not yield satisfactory returns. Buy-and-hold As a buy-and-hold investment, the property underperforms with a gross yield of only 3.6% and a significant 44% markup over its fair value of €1,819,891, reflecting that it is overpriced. The high initial cost diminishes the attractiveness of long-term holding potential and associated appreciation in value for this property.
Moderate tenant instability risk The tenant stability score of 65/100 indicates a potential for increased turnover and vacancy, which could affect rental income 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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