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.
4-bedroom, 2-bathroom house of 165 m², built in 2022. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property boasts a stunning private pool set in a landscaped garden, enhancing outdoor privacy and leisure, while the modern kitchen features premium appliances crafted for culinary enthusiasts.
The valuation. The asking price of €810,000 sits significantly above fair value at €540,985, creating a discrepancy of €269,015 (33.2%). This property is considered overpriced. Buy-to-flip angle. The buy-to-flip strategy could involve renovations to enhance appeal, although the current asking price remains a considerable barrier to realizing a profitable resale. Buy-to-let angle. With an estimated rental income of €3,375/month, this property offers a gross yield of 5%, making it a viable option for long-term rental and family rental strategies.
Fair value modelled at €540,985 from the area baseline, adjusted for condition and location. Asking €810,000 sits €269,015 (33.2%) above — overpriced versus fair value.
Asking €810,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €476,520 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 78 · Materials 90 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €476,520 + condition +€20,625 + location +€43,840 = modelled fair value of €540,985 (€3,279/m²), a €269,015 (33.2%) gap versus the €810,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 1e6681 | Subject | €810,000 | €4,909 | — | 78 | 73 |
| Charneca de Caparica e Sobreda · 0901b7 | Active | €620,000 | €5,905 | 20.3% | 80 | 68 |
| Corroios · 4a80bf | Active | €760,000 | €5,101 | 3.9% | 78 | 69 |
| Charneca de Caparica e Sobreda · 25f89e | Active | €930,000 | €6,118 | 24.6% | 78 | 62 |
| Charneca de Caparica e Sobreda · 6d526a | Active | €730,000 | €3,724 | 24.1% | 72 | 65 |
| Median comp | €745,000 | €5,503 | 12.1% | 78 | 67 |
Long-term rental Given the property is priced at €810,000, significantly above its fair value of €540,985, it lacks the potential for strong return on investment in a long-term rental strategy. Moreover, while the gross yield of 5% may seem acceptable, the substantial 33.2% gap suggests that investors would be better off seeking properties that are more aligned with fair market valuation. Family rental With the property listed at €810,000, it appears to be overpriced compared to the fair value of €540,985, making it less appealing for a family rental approach. The solid condition rating of 85/100 and the neighborhood rating of 73/100 are positives, but these do not compensate for the significant overpricing relative to market norms. Buy-and-hold The buy-and-hold strategy for this property is hampered by its pricing at €810,000, which is well above the fair value of €540,985, creating an unfavorable investment outlook. Although this area has decent transportation links and amenities, the 33.2% gap to fair value indicates that holding onto this property may not deliver optimal returns for investors over time.
Economic Vulnerability The property faces potential income instability due to an economic stability score of 70/100, which may indicate susceptibility to local economic downturns affecting tenant retention and rental rates.
