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, 4-bathroom house of 250 m², built in 1999, energy rating D. Located on avenida Pinhal da Aroeira, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property boasts a charming winter garden that enhances the living space with abundant natural light and provides a seamless transition to the outdoor areas.
The valuation. The asking price of €1,595,000 is substantially above the fair value of €820,609, making this property overpriced by €774,391 or 48.6%. This discrepancy suggests a challenging investment outlook for potential buyers.
Fair value modelled at €820,609 from the area baseline, adjusted for condition and location. Asking €1,595,000 sits €774,391 (48.6%) above — overpriced versus fair value.
Asking €1,595,000 versus the avenida Pinhal da Aroeira area baseline of €722,000 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 79 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Pinhal da Aroeira
Area baseline €722,000 + condition +€29,297 + location +€69,312 = modelled fair value of €820,609 (€3,282/m²), a €774,391 (48.6%) gap versus the €1,595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Pinhal da Aroeira | Subject | €1,595,000 | €6,380 | — | 79 | 74 |
| Charneca de Caparica e Sobreda · 4b9996 | Active | €1,370,000 | €7,611 | 19.3% | — | 70 |
| rua Amadeu de Sousa Cardoso, 2 | Active | €879,000 | €3,995 | 37.4% | 75 | 78 |
| Corroios · 4b997c | Active | €660,000 | €4,714 | 26.1% | 80 | 67 |
| Charneca de Caparica e Sobreda · 82c865 | Active | €2,100,000 | €6,688 | 4.8% | 85 | 72 |
| Median comp | €1,124,500 | €5,701 | 10.6% | 80 | 71 |
Long-term rental Given the property's price of €1,595,000, which is 48.6% above its fair value, it is likely to struggle attracting tenants at a gross yield of only 3%. Although the area benefits from its proximity to Lisbon and suburban infrastructure suitable for family living, the asking price outweighs these advantages. Buy-and-hold Investing in this property appears inadvisable due to its significant markup of 48.6% from fair value, leading to a gross yield of only 3%. While the neighborhood scores a 74/100 and has potential for appreciation, the initial investment reflects a significant overvaluation that undermines long-term profitability. Family rental At a listing price of €1,595,000—48.6% above fair value—this property may not attract families looking for value in rental options, especially given its yield of just 3%. The location's amenities and suburban characteristics could appeal to families, but the premium price renders it less competitive in the family rental market.
Tenant turnover risk: With a tenant stability score of 75/100, there is a notable risk of tenant turnover that could impact consistent rental income due to potential vacancies.
