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, 5-bathroom house of 445 m², built in 2000. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features direct access to a beautifully designed outdoor pool area, making it ideal for entertaining and family gatherings in a tranquil setting.
The valuation. The asking price of €1,800,000 is significantly above the fair value of €1,435,106, exceeding it by €364,894 (20.3%). This property is overpriced in the current market.
Fair value modelled at €1,435,106 from the area baseline, adjusted for condition and location. Asking €1,800,000 sits €364,894 (20.3%) above — overpriced versus fair value.
Asking €1,800,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,527,685 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,527,685 + condition +€36,852 + location +€113,094 = modelled fair value of €1,435,106 (€3,225/m²), a €364,894 (20.3%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · ba3fee | Subject | €1,800,000 | €4,045 | — | 75 | 72 |
| Charneca de Caparica e Sobreda · 82c865 | Active | €2,100,000 | €6,688 | 65.3% | 85 | 72 |
| Corroios · f35fa9 | Active | €959,000 | €3,365 | 16.8% | 74 | 68 |
| Charneca de Caparica e Sobreda · 4b9996 | Active | €1,370,000 | €7,611 | 88.2% | — | 70 |
| Charneca de Caparica e Sobreda · 6fb9f5 | Active | €650,000 | €2,025 | 49.9% | 62 | 64 |
| Median comp | €1,164,500 | €5,027 | 24.3% | 74 | 69 |
Long-term rental The property is overpriced at €1,800,000, compared to a fair value of €1,435,106, indicating a gap of 20.3%. While the location offers stable property demand, the gross yield of 5.4% does not justify the elevated price. Family rental Pricing this property at €1,800,000 exceeds its fair value by 20.3%, which signifies that it is overpriced in a market that typically supports family rentals. Although the area boasts good public amenities and schools, the valuation does not align with the potential rental return. Buy-and-hold With the property listed at €1,800,000, it's priced 20.3% above the fair value of €1,435,106, making it an overpriced asset for a buy-and-hold strategy. Despite a decent condition rating of 80/100, the current valuation limits the long-term financial upside for investors. Not ideal for Short-term vacation rental or Luxury market.
Economic Downturn Risk With a moderate economic stability score of 75/100, there is a potential risk that any economic downturn could adversely affect tenant retention and rental income stability.
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