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.
2-bedroom, 1-bathroom apartment of 96 m² on the 2nd floor, energy rating D. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a cozy living room with a traditional fireplace and direct access to a balcony that offers unobstructed views, enhancing both comfort and aesthetic appeal.
The valuation. The asking price of €315,000 is positioned above its fair value of €305,005, resulting in a discrepancy of €9,995 (3.2%). This makes the property overpriced.
Fair value modelled at €305,005 from the area baseline, adjusted for condition and location. Asking €315,000 sits €9,995 (3.2%) above — overpriced versus fair value.
Asking €315,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €332,448 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 78 · Materials 75 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €332,448 + condition +€2,250 + location +€25,507 = modelled fair value of €305,005 (€3,177/m²), a €9,995 (3.2%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · b7bfc0 | Subject | €315,000 | €3,281 | — | 78 | 73 |
| rua Ramalho Ortigão S / N | Active | €278,000 | €3,915 | 19.3% | 72 | 72 |
| parque da Paz | Active | €285,000 | €3,851 | 17.4% | 70 | 78 |
| rua Lucinda do Carmo, 26A | Active | €330,000 | €3,056 | 6.9% | 70 | 70 |
| rua do Círio | Active | €317,000 | €4,064 | 23.9% | 80 | 63 |
| Median comp | €301,000 | €3,883 | 18.3% | 71 | 71 |
Long-term rental The property presents a gross yield of 3.6%, however, given that it is overpriced by 3.2% compared to its fair value, the potential for cash flow generation is limited. Therefore, investing in this property for long-term rental might not provide the expected financial return. Buy-and-hold With a condition rating of 77/100 and a neighbourhood rating of 73/100, the property offers some stability but is rendered less appealing due to its 3.2% price premium over fair value. Holding this asset could result in suboptimal performance as the market may not compensate for the purchase price. Value-add renovation Although renovations could potentially increase the property’s value, the current state of being overpriced by 3.2% makes this a less strategic investment. The need for improvements must be balanced against the overvaluation, which may not allow for a satisfying return on investment after the costs are factored in.
[Tenant turnover risk] With a tenant stability score of 65/100, there is a heightened risk of frequent tenant turnover, which may lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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