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.
1-bedroom, 1-bathroom duplex of 80 m², energy rating C. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Additional Feature: The multifunctional mezzanine offers versatile usage options, enhancing the living space while providing captivating views over the living room and golf course. Local Amenities: Residents benefit from exclusive access to a world-renowned golf course and scenic walking trails within the condominium.
The valuation. The asking price of €494,500 is significantly above the fair value of €245,353, representing an overvaluation of €249,147 (50.4%). This pricing places the property in a less favorable position for potential investors.
Fair value modelled at €245,353 from the area baseline, adjusted for condition and location. Asking €494,500 sits €249,147 (50.4%) above — overpriced versus fair value.
Asking €494,500 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €277,040 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 70 · Amenities 60 · Economic 60 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €277,040 + condition +€1,375 + location +€12,938 = modelled fair value of €245,353 (€3,067/m²), a €249,147 (50.4%) gap versus the €494,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 6fbdf4 | Subject | €494,500 | €6,181 | — | 72 | 64 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 10.7% | 70 | 59 |
| Charneca de Caparica e Sobreda · 6d51fd | Active | €520,000 | €4,727 | 23.5% | — | 69 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 27.6% | 79 | 75 |
| rua dos Pinheiros, 22 | Active | €615,000 | €4,920 | 20.4% | 75 | 69 |
| Median comp | €520,000 | €4,824 | 22.0% | 75 | 69 |
Long-term rental This property presents a gross yield of only 2.1%, indicating that it may not generate sufficient cash flow to justify the current asking price of €494,500, which is 50.4% above its fair value of €245,353. Given the medium crime rate and lower neighbourhood rating of 64/100, attracting reliable long-term tenants could prove challenging. Family rental With a fair value significantly lower than the listing price, the property does not represent an appealing option for family rental, particularly in a mixed commercial/residential environment that risks deterring potential tenants. The relatively low yield of 2.1% further underscores the hesitance to invest in this property for family-oriented rentals. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its substantial gap from fair value, which raises concerns about long-term equity growth. The neighbourhood’s below-average score of 64/100 suggests that market conditions might not improve significantly enough to make this a worthwhile long-term investment. Not ideal for The property is ill-suited for the luxury market due to its overpriced nature and mediocre condition rating of 76/100. Its attributes also do not align with the needs of student housing or short-term vacation rentals, limiting its rental versatility in a challenging market context.
Economic vulnerability The property's economic stability score of 60 indicates potential fluctuations in local market conditions, which could impact rental income.
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