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, 6-bathroom villa of 399 m², built in 2003, energy rating A. Located on rua das Buganvílias, 13, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Unique Feature: The villa includes an independent T0 annex with an equipped kitchen, bathroom, and air conditioning, ideal for guests or as a private office space.
The valuation. The asking price of €1,700,000 is significantly above the fair value of €1,290,989, representing an excess of €409,011 (24.1%). This property is considered overpriced based on current market evaluations.
Fair value modelled at €1,290,989 from the area baseline, adjusted for condition and location. Asking €1,700,000 sits €409,011 (24.1%) above — overpriced versus fair value.
Asking €1,700,000 versus the rua das Buganvílias, 13 area baseline of €1,381,737 (€3,463/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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Buganvílias, 13
Area baseline €1,381,737 + condition +€28,055 + location +€110,622 = modelled fair value of €1,290,989 (€3,236/m²), a €409,011 (24.1%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Buganvílias, 13 | Subject | €1,700,000 | €4,261 | — | 75 | 74 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 91.1% | 90 | 63 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 6.4% | 85 | 73 |
| rua Serra de Nisa, 3 | Active | €1,995,000 | €4,394 | 3.1% | 85 | 74 |
| rua Cabo Espichel | Active | €1,575,000 | €4,688 | 10.0% | 78 | 66 |
| Median comp | €1,785,000 | €4,611 | 8.2% | 85 | 70 |
Long-term rental This property, listing at €1,700,000, is overpriced by 24.1% compared to its fair value of €1,290,989, indicating that investors could face challenges in achieving desired returns. The gross yield of 4.8% combined with a condition rating of 80/100 and a neighbourhood score of 74/100 highlights the potential for steady income, but the current price diminishes this attractiveness. Buy-and-hold With a fair value of €1,290,989, the €1,700,000 listing denotes a significant gap that suggests the property may not appreciate sufficiently for long-term profit. While the villa's condition and neighbourhood offer some stability, the 24.1% overpricing could erode overall investment gains. Family rental The €1,700,000 asking price places this villa squarely in the overpriced category, impacting its attractiveness as a family rental investment. Although the property is in good condition and benefits from the Greater Lisbon area's amenities, the gap compared to fair value suggests limited potential for rental income enhancement in the current market.
Economic Dependence Risk The property may face challenges due to the reliance on an economic stability score of 80/100, which suggests a potential vulnerability to market fluctuations despite a moderate tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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