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.
3-bedroom, 2-bathroom apartment of 100 m², built in 1982, energy rating D. Located on rua Agatão Lança, 44, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Notable Feature: The apartment includes a stairlift exclusive to this unit, ensuring accessibility for wheelchair users despite the absence of an elevator. Location Advantage: Located near public transport, shops, and green spaces.
The valuation. The asking price of €345,000 is significantly above the fair value of €284,304, indicating an overpriced property by €60,696 (17.6%). This suggests potential challenges in achieving a profitable sale in the current market. Buy-to-flip angle. Given the average condition rating of 53/100, a buy-to-flip strategy may require strategic renovations to enhance appeal. However, the higher asking price poses a risk in recouping renovation costs upon resale. Buy-to-let angle. With an estimated gross yield of 4% translating to €1,150/month, the property can serve as a long-term investment for rental income. Its location in Greater Lisbon adds demand for family rentals, despite the need for some updates.
Fair value modelled at €284,304 from the area baseline, adjusted for condition and location. Asking €345,000 sits €60,696 (17.6%) above — overpriced versus fair value.
Asking €345,000 versus the rua Agatão Lança, 44 area baseline of €346,300 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 62 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Agatão Lança, 44
Area baseline €346,300 + condition -€34,531 + location +€30,035 = modelled fair value of €284,304 (€2,843/m²), a €60,696 (17.6%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Agatão Lança, 44 | Subject | €345,000 | €3,450 | — | 62 | 76 |
| praceta Doutor Barbosa Du Bocage, 1 | Active | €270,000 | €4,286 | 24.2% | 57 | 75 |
| rua Conde Castelo Melhor | Active | €300,000 | €3,000 | 13.0% | 60 | 73 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 9384d8 | Active | €280,000 | €2,947 | 14.6% | 66 | 73 |
| Charneca de Caparica e Sobreda · 0dcc94 | Active | €300,000 | €3,061 | 11.3% | — | 68 |
| Median comp | €290,000 | €3,031 | 12.2% | 60 | 73 |
Long-term rental The property is overpriced at €345,000, exceeding the fair value of €284,304 by 17.6%, which limits potential for long-term rental returns. With a gross yield of 4% and a fair neighborhood score of 76/100, the investment does not present attractive risks relative to its price. Buy-and-hold With the property priced 17.6% above fair value, the buy-and-hold strategy is questionable as it may not appreciate sufficiently to cover the initial investment cost. The current condition rating of 53/100 suggests potential issues that could lead to higher maintenance costs over time. Family rental Although the property is located in a suburban area with low crime and solid neighborhood amenities, its overpricing at €345,000 compared to the fair value creates an unfavorable investment scenario for family rental. The limited yield of 4% does not compensate for the heightened acquisition cost in a competitive market environment.
Tenant turnover risk With a tenant stability score of 65/100, there is a notable risk of higher tenant turnover, potentially impacting rental income and increasing vacancy costs.
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