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, 3-bathroom house of 247 m², built in 2021, energy rating A. Located on rua César de Lacerda, 15, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The property boasts a beautifully landscaped garden with a pool and an outdoor barbecue area, ideal for entertaining and enjoying the sunny climate of Charneca de Caparica e Sobreda.
The valuation. The asking price of €990,000 is significantly above its fair value of €806,985, indicating an excess of €183,015 (18.5%). This property is overpriced based on current market conditions.
Fair value modelled at €806,985 from the area baseline, adjusted for condition and location. Asking €990,000 sits €183,015 (18.5%) above — overpriced versus fair value.
Asking €990,000 versus the rua César de Lacerda, 15 area baseline of €713,336 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua César de Lacerda, 15
Area baseline €713,336 + condition +€30,875 + location +€62,774 = modelled fair value of €806,985 (€3,267/m²), a €183,015 (18.5%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César de Lacerda, 15 | Subject | €990,000 | €4,008 | — | 80 | 72 |
| rua Vale de Cavala, 25 | Active | €895,000 | €4,475 | 11.6% | 75 | 67 |
| Caparica e Trafaria · 6d52e1 | Active | €699,000 | €4,539 | 13.2% | 70 | 74 |
| Charneca de Caparica e Sobreda · 4a7ef2 | Active | €870,000 | €3,955 | 1.3% | — | 69 |
| rua dos Damasqueiros | Active | €1,950,000 | €10,052 | 150.8% | 80 | 74 |
| Median comp | €882,500 | €4,507 | 12.4% | 75 | 72 |
Long-term rental The property in Charneca de Caparica e Sobreda, listed at €990,000, has a fair value of €806,985, indicating it is overpriced by 18.5%. With a gross yield of 3.1% and a neighbourhood rating of 72/100, long-term rental viability is diminished given the pricing disparity. Family rental Despite its proximity to Lisbon and good amenities, the €990,000 listing price means the property is overpriced at 18.5% relative to its fair value of €806,985. While the property is in good condition, the elevated cost may limit its appeal as a family rental. Buy-and-hold At €990,000, the property significantly exceeds its fair value of €806,985, indicating an 18.5% overpricing that undermines buy-and-hold potential. The gross yield of 3.1% combined with its neighbourhood rating suggests that holding this property may yield unattractive returns in the long run.
Economic Vulnerability The 75/100 economic stability score suggests potential fluctuations in the local economy, which can impact rental income and property value.
