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.
5-bedroom, 6-bathroom house of 350 m², built in 2025, energy rating A. Located on rua dos Gladiolos, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This newly constructed villa offers a mirror pool with a waterfall and a gym, enhancing its appeal for relaxation and fitness enthusiasts within the picturesque Herdade da Aroeira golf complex.
The valuation. The asking price of €2,850,000 significantly exceeds the fair value of €1,107,112, resulting in an inflated valuation of €1,742,888 (61.2% over fair value). This property is overpriced.
Fair value modelled at €1,107,112 from the area baseline, adjusted for condition and location. Asking €2,850,000 sits €1,742,888 (61.2%) above — overpriced versus fair value.
Asking €2,850,000 versus the rua dos Gladiolos area baseline of €1,010,800 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 90 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 63/100 (Housing Market 60 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Gladiolos
Area baseline €1,010,800 + condition +€43,750 + location +€52,562 = modelled fair value of €1,107,112 (€3,163/m²), a €1,742,888 (61.2%) gap versus the €2,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Gladiolos | Subject | €2,850,000 | €8,143 | — | 90 | 63 |
| rua Cabo Espichel, 17 | Active | €1,575,000 | €4,688 | 42.4% | 80 | 68 |
| rua Cabo Espichel | Active | €1,575,000 | €4,688 | 42.4% | 78 | 66 |
| rua Serra de Nisa, 3 | Active | €1,995,000 | €4,394 | 46.0% | 85 | 74 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 44.3% | 85 | 73 |
| Median comp | €1,575,000 | €4,611 | 43.4% | 83 | 71 |
Long-term rental The potential yield of 2.8% indicates that the property is not an attractive option for long-term rental given its significant gap from fair value of 61.2%. Additionally, the moderate demand in the Greater Lisbon suburbs suggests that achieving consistent rental income may be challenging. Family rental This property, although spacious with 5 bedrooms, is overpriced at €2,850,000 compared to its fair value, making it less appealing for family rental. Families may prefer more reasonably priced alternatives within the area, limiting the rental market for this property. Buy-and-hold Considering the considerable gap of 61.2% above fair value, holding this property as an investment could lead to suboptimal returns. The overall economic conditions and moderate demand in the neighbourhood further diminish its attractiveness for a buy-and-hold strategy.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and potential rent loss.
