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 80 m² on the 1st floor, built in 1977, energy rating D. Located on rua Agostinho Neto, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This apartment boasts outstanding sun exposure, enhancing energy efficiency and promoting a bright living environment throughout the day.
The valuation. The asking price of €315,000 is significantly above the fair value of €255,095, resulting in an overpricing of €59,905, or 19.0%. This indicates that the property is overpriced within its current market context.
Fair value modelled at €255,095 from the area baseline, adjusted for condition and location. Asking €315,000 sits €59,905 (19.0%) above — overpriced versus fair value.
Asking €315,000 versus the rua Agostinho Neto area baseline of €277,040 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Agostinho Neto
Area baseline €277,040 + condition +€1,875 + location +€22,180 = modelled fair value of €255,095 (€3,189/m²), a €59,905 (19.0%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Agostinho Neto | Subject | €315,000 | €3,938 | — | 74 | 74 |
| rua Cidade de Almada | Active | €250,000 | €3,906 | 0.8% | 74 | 80 |
| Charneca de Caparica e Sobreda · b7beff | Active | €290,000 | €3,412 | 13.4% | 72 | 73 |
| rua Ramalho Ortigão S / N | Active | €278,000 | €3,915 | 0.6% | 72 | 72 |
| parque da Paz | Active | €285,000 | €3,851 | 2.2% | 70 | 78 |
| Median comp | €281,500 | €3,879 | 1.5% | 72 | 76 |
Long-term rental The 2-bed apartment in Charneca de Caparica e Sobreda is currently overpriced by 19.0%, with a fair value of €255,095 compared to the listing price of €315,000. Given the gross yield of 3.4%, potential investors should be cautious, as the return does not justify the elevated price point in the long-term rental market. Family rental While this location offers benefits such as proximity to Lisbon and a generally safe environment, the apartment's pricing at €315,000 is unsustainable for family rentals considering its fair value of €255,095. The current gap of 19.0% may deter families looking for affordable yet quality living spaces, thus posing risks to occupancy rates. Buy-and-hold The buy-and-hold strategy for this apartment is challenged by its 19.0% overpricing, with a listing price of €315,000 exceeding the fair value of €255,095. Investors should reconsider their hold timelines as the current market conditions suggest that the property may not appreciate as expected amidst its inflated valuation.
Tenant turnover risk High tenant turnover, reflected by a tenant stability score of 60/100, may lead to increased costs and lost rental income.
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