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.
7-bedroom, 4-bathroom house of 153 m², built in 2000. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes a spacious basement garage capable of housing multiple vehicles, alongside versatile attic space that can be reimagined for various uses.
The valuation. The asking price of €450,000 is significantly higher than the fair value of €404,487, resulting in an overprice of €45,513 (10.1%). This valuation indicates that the property does not represent a sound investment based on current market conditions.
Fair value modelled at €404,487 from the area baseline, adjusted for condition and location. Asking €450,000 sits €45,513 (10.1%) above — overpriced versus fair value.
Asking €450,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €529,839 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 (Condition 30 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · 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 €529,839 + condition -€76,261 + location +€38,884 = modelled fair value of €404,487 (€2,644/m²), a €45,513 (10.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 6d558d | Subject | €450,000 | €2,941 | — | 30 | 72 |
| Charneca de Caparica e Sobreda · 023d10 | Active | €759,000 | €2,645 | 10.1% | — | 74 |
| Charneca de Caparica e Sobreda · dee39c | Active | €570,000 | €3,149 | 7.1% | 28 | 77 |
| Charneca de Caparica e Sobreda · 023b29 | Active | €450,000 | €2,123 | 27.8% | 40 | 74 |
| rua António Esperança, 11 | Active | €450,000 | €2,083 | 29.2% | 70 | 73 |
| Median comp | €510,000 | €2,384 | 18.9% | 40 | 74 |
Long-term rental The property is overpriced, with a fair value of €404,487 compared to the listing price of €450,000, which reflects a 10.1% premium. While it generates a gross yield of 6.7%, the high initial investment limits its long-term rental appeal. Family rental This property’s listing price exceeds its fair value, making it overpriced at €450,000, while the rental yield of 6.7% does not compensate for the initial outlay. Additionally, despite the suitable suburban location, the overall condition rating of 43/100 suggests maintenance challenges that could deter family tenants. Buy-and-hold At €450,000, this property is overpriced as it sits 10.1% above its fair value of €404,487, which may hinder future appreciation potential. Although the area has stable residential demand, the property's current condition score of 43/100 indicates it may not be a sound long-term investment choice for buy-and-hold strategies.
Economic downturn risk A decline in the economic stability score from 75 could negatively impact the property rental market, as lower economic performance typically correlates with higher vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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