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, 3-bathroom country_house of 193 m², energy rating D. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The property is located in an exclusive condominium with direct access to lush golf courses and is just minutes away from the popular Fonte da Telha beach.
The valuation. The asking price of €1,590,000 is significantly above the fair value of €616,084, reflecting an overpriced verdict of €973,916 (61.3%). This discrepancy highlights a considerable mismatch between the market and listing expectations.
Fair value modelled at €616,084 from the area baseline, adjusted for condition and location. Asking €1,590,000 sits €973,916 (61.3%) above — overpriced versus fair value.
Asking €1,590,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €668,359 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €668,359 + condition +€9,650 + location +€49,050 = modelled fair value of €616,084 (€3,192/m²), a €973,916 (61.3%) gap versus the €1,590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 23f32e | Subject | €1,590,000 | €8,238 | — | 75 | 72 |
| avenida Pinhal da Aroeira | Active | €1,595,000 | €6,380 | 22.6% | 79 | 74 |
| Charneca de Caparica e Sobreda · 4b9996 | Active | €1,370,000 | €7,611 | 7.6% | — | 70 |
| Charneca de Caparica e Sobreda · 25f89e | Active | €930,000 | €6,118 | 25.7% | 78 | 62 |
| rua Amadeu de Sousa Cardoso, 2 | Active | €879,000 | €3,995 | 51.5% | 75 | 78 |
| Median comp | €1,150,000 | €6,249 | 24.1% | 78 | 72 |
Long-term rental The property is currently overpriced with a gap of 61.3% compared to its fair value of €616,084, which significantly limits potential yield for long-term rental investors. With a gross yield of only 2.7%, the investment is unlikely to meet the expectations of rental income in the competitive Almada market. Family rental Given the property’s 61.3% premium over fair value, it poses a challenge for family rental markets where affordability is key. While the neighbourhood boasts decent safety and school quality, the high price tag may deter potential family tenants seeking value for money. Buy-and-hold As the property is overpriced by 61.3%, the substantial gap relative to its fair value signals a concern for long-term capital appreciation in a market where growth potential is already modest. Additionally, with a 2.7% gross yield, investors may find it difficult to justify holding onto an asset that does not promise strong cash flow or appreciation in the near future.
Economic and Tenant Instability Risk The combined economic and tenant stability scores of 70/100 suggest a moderate risk of fluctuating rental income due to potential economic downturns or tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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