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 80 m², energy rating D. Located on rua Hermínio do Nascimento, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes a spacious living room with direct balcony access, enhancing both natural light and outdoor space use, ideal for relaxation in a quiet setting.
The valuation. The asking price of €289,000 is significantly above the fair value of €237,269, exceeding it by €51,731 (17.9%). This valuation indicates the property is overpriced in the current market.
Fair value modelled at €237,269 from the area baseline, adjusted for condition and location. Asking €289,000 sits €51,731 (17.9%) above — overpriced versus fair value.
Asking €289,000 versus the rua Hermínio do Nascimento area baseline of €274,640 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 61 · Materials 62 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Hermínio do Nascimento
Area baseline €274,640 + condition -€16,875 + location +€23,104 = modelled fair value of €237,269 (€2,966/m²), a €51,731 (17.9%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Hermínio do Nascimento | Subject | €289,000 | €3,613 | — | 61 | 75 |
| rua Armando Cortesão, 25 | Active | €270,000 | €3,462 | 4.2% | 60 | 78 |
| Charneca de Caparica e Sobreda · 0dcc94 | Active | €300,000 | €3,061 | 15.3% | — | 68 |
| Charneca de Caparica e Sobreda · 6fba1b | Active | €350,000 | €3,933 | 8.9% | 68 | 71 |
| praceta José Correia da Serra | Active | €260,000 | €3,562 | 1.4% | 75 | 77 |
| Median comp | €285,000 | €3,512 | 2.8% | 68 | 74 |
Long-term rental Investing in this property as a long-term rental may not yield the expected returns given its current listing price of €289,000, which is 17.9% above the fair value of €237,269. With a gross yield of just 3.6%, the investment lacks the potential for attractive cash flow in a competitive rental market. Family rental While targeting families for rental may seem appealing due to the suburban characteristics of Charneca de Caparica e Sobreda, the property’s overpriced status at €289,000 makes it less competitive against similar offerings in the area. The limited yield of 3.6% suggests that family renters may seek more cost-effective options, impacting occupancy rates negatively. Buy-and-hold A buy-and-hold strategy for this property is questionable, as purchasing at €289,000 would mean acquiring a unit significantly above its fair market value of €237,269. The property’s condition score of 62/100 also indicates potential maintenance challenges that could affect long-term appreciation and return on investment. Not ideal for short-term vacation rental Given the property’s current price and market conditions, entering the short-term vacation rental market seems unwise, as it’s priced at 17.9% over fair value. The limited gross yield of 3.6% further discourages investment in this strategy due to lower profitability compared to short-term rental alternatives. Not ideal for luxury market The property is not suitable for the luxury market, as its overpriced valuation of €289,000 does not align with typical luxury pricing in Greater Lisbon. The relatively modest condition score of 62/100 fails to meet the standards expected by high-end clientele, making this investment less appealing.
Weak Tenant Retention Risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could impact rental income negatively.
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