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, 2-bathroom apartment of 125 m². Located on rua dos Pinheiros, 22, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a rear garden offering a golf course view and a luxurious saltwater pool equipped with a heat pump, perfect for year-round enjoyment.
The valuation. The asking price of €615,000 is significantly above the fair value of €400,545, indicating an overpriced property by €214,455 (34.9%). This discrepancy suggests that potential buyers should exercise caution.
Fair value modelled at €400,545 from the area baseline, adjusted for condition and location. Asking €615,000 sits €214,455 (34.9%) above — overpriced versus fair value.
Asking €615,000 versus the rua dos Pinheiros, 22 area baseline of €361,000 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 60 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Pinheiros, 22
Area baseline €361,000 + condition +€12,109 + location +€27,436 = modelled fair value of €400,545 (€3,204/m²), a €214,455 (34.9%) gap versus the €615,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Pinheiros, 22 | Subject | €615,000 | €4,920 | — | 75 | 69 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 9.0% | 79 | 75 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 39.1% | 70 | 59 |
| Charneca de Caparica e Sobreda · 6fbdf4 | Active | €494,500 | €6,181 | 25.6% | 72 | 64 |
| rua Hugo Casaes | Active | €349,000 | €3,598 | 26.9% | 76 | 69 |
| Median comp | €462,200 | €5,330 | 8.3% | 74 | 67 |
Long-term rental The property’s current listing price of €615,000 represents a significant 34.9% gap above its fair value of €400,545, indicating it is overpriced. With a gross yield of only 3.1%, this strategy does not align well with the financial expectations of long-term investors. Family rental Given the neighborhood's rating of 69/100 and the property being overpriced, potential returns may not meet family renters’ demands effectively. The current valuation of €615,000 may deter families seeking affordable housing options, limiting tenant quality in this segment. Buy-and-hold Investing in a buy-and-hold strategy for this property carries a risk due to its overpriced status, with a fair value assessment signaling diminished potential for appreciation. Holding at a price of €615,000 in a suburban area limits future capital growth prospects, making it less attractive for long-term investment. Not ideal for short-term rental The high listing price of €615,000, significantly above the fair value, renders the property a poor candidate for short-term rentals. Expected gross returns are unlikely to justify the investment in a market where yields are constrained by overpriced conditions. Not ideal for student housing At €615,000, the property's valuation is far from the most appealing for student housing investments, as it is deemed overpriced compared to its fair value. The anticipated demand and rental yield do not align well with the investment’s financial metrics or student budget constraints. Not ideal for luxury market With a valuation of €615,000 exceeding its fair value by 34.9%, this property does not fit well with luxury market standards that typically demand premium features and quality. The existing condition and neighborhood score suggest it lacks the compelling attributes required for successful luxury property performance.
Economic and Tenant Stability Risk The economic stability score of 70 and tenant stability score of 70 indicate a moderate risk that could lead to fluctuations in rental income or potential vacancies, as both factors are not strong enough to ensure robust performance.
