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 421 m², built in 2011, energy rating B. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa features a tropical-inspired design with large glass openings, seamlessly blending indoor and outdoor living, and offers a master suite with a private terrace and jacuzzi overlooking the lake.**
The valuation. The asking price of €5,500,000 is significantly above the fair value of €1,390,058, representing an excess of €4,109,942 (74.7%). This property is deemed overpriced and does not reflect a sound investment at this price point.
Fair value modelled at €1,390,058 from the area baseline, adjusted for condition and location. Asking €5,500,000 sits €4,109,942 (74.7%) above — overpriced versus fair value.
Asking €5,500,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,457,923 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 90 · Materials 89 · Room dimensions 85). 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.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,457,923 + condition +€52,625 + location +€121,585 = modelled fair value of €1,390,058 (€3,302/m²), a €4,109,942 (74.7%) gap versus the €5,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 28bcad | Subject | €5,500,000 | €13,064 | — | 90 | 75 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 65.3% | 85 | 73 |
| rua Serra de Nisa, 3 | Active | €1,995,000 | €4,394 | 66.4% | 85 | 74 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 37.7% | 90 | 63 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 54.4% | 90 | 68 |
| Median comp | €1,682,500 | €5,246 | 59.8% | 88 | 71 |
Long-term rental The property in Charneca de Caparica e Sobreda demonstrates a substantial gap of 74.7% from its fair value of €1,390,058, suggesting that it is overpriced at €5,500,000. With a gross yield of only 1.7%, this strategy appears to be unattractive for investors seeking stable rental income. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given its significant overpricing, with a fair market value of €1,390,058 compared to the listing price of €5,500,000. The low gross yield of 1.7% also indicates limited potential for capital appreciation and income generation. Family rental While the property scores relatively well in condition at 88/100, the substantial difference in pricing suggests it is overpriced for a family rental strategy, listed at €5,500,000 against a fair value of €1,390,058. Additionally, the gross yield of 1.7% raises concerns about the viability of this investment in the current economic climate.
Tenant turnover risk: With a tenant stability score of 70/100, there's a significant possibility of increased tenant turnover, potentially impacting rental income and incurring vacancy costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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