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 97 m², built in 2005, energy rating B. Located on rua dos Ciprestes, 80, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features fantastic, unobstructed views of the golf course, a pull-up bar, and outdoor training area, enhancing its appeal for fitness enthusiasts.
The valuation. The asking price of €510,000 is significantly above the fair value of €306,125, making this property overpriced by €203,875 (40.0%). This reflects a notable discrepancy that prospective investors should carefully consider.
Fair value modelled at €306,125 from the area baseline, adjusted for condition and location. Asking €510,000 sits €203,875 (40.0%) above — overpriced versus fair value.
Asking €510,000 versus the rua dos Ciprestes, 80 area baseline of €280,136 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Ciprestes, 80
Area baseline €280,136 + condition +€4,698 + location +€21,290 = modelled fair value of €306,125 (€3,156/m²), a €203,875 (40.0%) gap versus the €510,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Ciprestes, 80 | Subject | €510,000 | €5,258 | — | 75 | 69 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 14.8% | 79 | 75 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 30.1% | 70 | 59 |
| Charneca de Caparica e Sobreda · 6fbdf4 | Active | €494,500 | €6,181 | 17.6% | 72 | 64 |
| rua dos Pinheiros, 22 | Active | €615,000 | €4,920 | 6.4% | 75 | 69 |
| Median comp | €507,250 | €5,551 | 5.6% | 74 | 67 |
Long-term rental This property demonstrates a gross yield of 3.2%, indicating limited cash flow potential given its significant gap from fair value at 40.0%. The price of €510,000 suggests an overpriced asset that may struggle to produce meaningful returns for long-term rental investors. Family rental While the location offers suburban comfort and access to Lisbon amenities, the listing price of €510,000 is considerably above the fair value of €306,125, making it an unappealing option for family rental investors. The condition and neighborhood ratings, though decent, do not justify the elevated price, signaling that families may seek more affordable alternatives. Buy-and-hold With a current value gap of 40.0% and a gross yield of only 3.2%, this property is not a suitable candidate for a buy-and-hold strategy. Investors might find that the high asking price of €510,000 does not align with the promising but overpriced nature of this asset, potentially limiting long-term financial growth.
Economic Vulnerability With both economic stability and tenant stability scores at 70/100, there is a significant risk of market fluctuations affecting tenant retention and overall property income stability.
