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, 5-bathroom house of 394 m², built in 2018, energy rating A. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa includes a sophisticated kitchen designed for seamless integration with the living areas, and its expansive outdoor spaces are enhanced by a resort-style swimming pool and elegant landscaping.
The valuation. The asking price of €2,590,000 significantly exceeds the fair value of €1,246,291 by €1,343,709, or 51.9%. This property is therefore considered overpriced, reflecting a substantial premium over its worth. Buy-to-flip angle. The buy-to-flip strategy involves acquiring this high-end home to capitalize on its premium features and relatively strong market location, potentially reselling it at an increased price after minor renovations. Buy-to-let angle. With an estimated gross yield of 3.2%, renting the property could generate approximately €6,907 per month, providing a stable income stream while benefiting from the long-term appreciation of a desirable suburban Lisbon neighborhood.
Fair value modelled at €1,246,291 from the area baseline, adjusted for condition and location. Asking €2,590,000 sits €1,343,709 (51.9%) above — overpriced versus fair value.
Asking €2,590,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,364,422 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 85 · Materials 90 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 63/100 (Housing Market 55 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Charneca de Caparica e Sobreda, Almada, Setúbal
Area baseline €1,364,422 + condition +€49,250 + location +€59,169 = modelled fair value of €1,246,291 (€3,163/m²), a €1,343,709 (51.9%) gap versus the €2,590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 6c7b8f | Subject | €2,590,000 | €6,574 | — | 85 | 63 |
| Charneca de Caparica e Sobreda · 28bcad | Active | €5,500,000 | €13,064 | 98.7% | 90 | 75 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 31.0% | 85 | 73 |
| rua Cabo Espichel, 17 | Active | €1,575,000 | €4,688 | 28.7% | 80 | 68 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 23.9% | 90 | 63 |
| Median comp | €2,212,500 | €6,416 | 2.4% | 88 | 71 |
Long-term rental The property is overpriced by 51.9%, indicating that the investment may not yield the expected returns for a long-term rental strategy. With a gross yield of only 3.2%, the financial outlook appears unfavorable given the current listing price. Family rental At €2,590,000, the house is significantly above its fair value of €1,246,291, making it an impractical choice for family rental purposes. The gap in pricing suggests that families seeking homes may turn to more reasonably priced options in the area. Buy-and-hold The current listing price reflects a substantial overvaluation compared to its fair market value, which diminishes the appeal of a buy-and-hold investment approach. A yield of 3.2% gross does not justify the premium price, making long-term gains questionable in this case.
Potential Economic Downturn: With an economic stability score of 65/100, there is a risk that a downturn in the local economy could adversely affect property values and 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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