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, 5-bathroom house of 380 m², built in 2026, energy rating F. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property includes a luxurious pool overlooking a lush garden, while its renovation integrates energy-efficient technologies, enhancing both sustainability and modern comfort.
The valuation. The asking price of €1,900,000 is significantly above the fair value of €1,210,786, resulting in an overpriced assessment of €689,214 (36.3%). This discrepancy reflects a significant premium not supported by market fundamentals.
Fair value modelled at €1,210,786 from the area baseline, adjusted for condition and location. Asking €1,900,000 sits €689,214 (36.3%) above — overpriced versus fair value.
Asking €1,900,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,315,940 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 90 · Materials 91 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 80 · Amenities 60 · Economic 70 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,315,940 + condition +€47,500 + location +€65,846 = modelled fair value of €1,210,786 (€3,186/m²), a €689,214 (36.3%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 483c85 | Subject | €1,900,000 | €5,000 | — | 90 | 65 |
| rua do Casal, 19 | Active | €1,100,000 | €4,453 | 10.9% | 85 | 69 |
| Charneca de Caparica e Sobreda · 82c865 | Active | €2,100,000 | €6,688 | 33.8% | 85 | 72 |
| Charneca de Caparica e Sobreda · 99f346 | Active | €3,250,000 | €5,773 | 15.5% | 85 | 69 |
| avenida Pinhal da Aroeira | Active | €1,595,000 | €6,380 | 27.6% | 79 | 74 |
| Median comp | €1,847,500 | €6,077 | 21.5% | 85 | 71 |
Long-term rental The property's asking price of €1,900,000 is significantly higher than its fair value of €1,210,786, indicating it is overpriced by 36.3%. At a gross yield of 4.5%, the long-term rental strategy may not provide adequate return opportunities given the high entry price. Family rental While the property has a solid condition score of 89/100, its location in a suburban area with a neighbourhood score of 65/100 suggests limited appeal for family rentals. The overpricing at €1,900,000 compared to a fair value of €1,210,786 raises concerns about rental viability in the competitive market. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its overpriced status, with a valuation gap of 36.3% compared to fair value. The potential for price appreciation may be limited due to the combination of high costs and average neighbourhood characteristics.
Economic and Tenant Stability Risk The property risks decreased tenant retention due to a relatively low tenant stability score of 55/100, potentially impacting future cash flow and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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