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, 1-bathroom duplex of 100 m², energy rating C. Located on herdade da Aroeira, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. The duplex features a brand new fireplace with a heat recovery system and two balconies offering lake views within the prestigious Herdade da Aroeira golf resort.
The valuation. The asking price of €550,000 is significantly above the fair value of €321,430, by €228,570 (41.6%). This property is overpriced based on current market assessments.
Fair value modelled at €321,430 from the area baseline, adjusted for condition and location. Asking €550,000 sits €228,570 (41.6%) above — overpriced versus fair value.
Asking €550,000 versus the herdade da Aroeira area baseline of €346,300 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
herdade da Aroeira
Area baseline €346,300 + condition +€3,750 + location +€28,880 = modelled fair value of €321,430 (€3,214/m²), a €228,570 (41.6%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| herdade da Aroeira | Subject | €550,000 | €5,500 | — | 75 | 75 |
| Corroios · 25f603 | Active | €299,000 | €3,518 | 36.0% | 74 | 69 |
| rua Mário Sampaio Ribeiro, 12 | Active | €320,000 | €2,991 | 45.6% | 78 | 74 |
| rua Cidade de Sá da Bandeira | Active | €290,000 | €3,258 | 40.8% | 70 | 81 |
| rua Miguel Bombarda | Active | €135,000 | €2,411 | 56.2% | 72 | 67 |
| Median comp | €294,500 | €3,125 | 43.2% | 73 | 72 |
Long-term rental With a fair value of €321,430 and a listing price of €550,000, the property is considered overpriced by 41.6%, limiting its appeal for a long-term rental strategy. The gross yield of 2% is insufficient in relation to the investment required, particularly given the competitive pricing in the surrounding Greater Lisbon area. Family rental Evaluating the listing price of €550,000 against the fair value of €321,430 reveals a significant 41.6% overvaluation, making it less attractive for family rentals. Additionally, although the neighborhood offers a decent rating of 75/100, affordability remains a key concern for families seeking rental options. Buy-and-hold The 41.6% gap between the listing price of €550,000 and the fair value of €321,430 indicates that this buy-and-hold strategy is not favorable, as it is overpriced. Despite a neighborhood rating of 75/100, the low gross yield of 2% raises concerns about the long-term appreciation potential of the investment.
Potential tenant turnover The tenant stability score of 70/100 suggests a moderate risk of turnover, which could impact rental income stability over time.
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