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 villa of 222 m², energy rating A. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa includes custom-built shelving and cabinetry that enhance its modern design, while the exterior features a fully-equipped outdoor kitchen adjacent to the pool area.
The valuation. The asking price of €1,390,000 is €206,122 (17.4%) above the fair value of €1,183,878, indicating the property is overpriced. Buyers should be cautious when considering this investment. Buy-to-flip angle. The plan for resale involves renovating minor aspects while capitalizing on the property’s high-quality finishes to appeal to potential buyers. This strategy targets a quick turnover leveraging the suburban demand. Buy-to-let angle. A buy-to-let strategy projects a gross yield of 3%, estimated at approximately €3,475 monthly rental income. The villa’s proximity to Lisbon enhances its attractiveness for long-term renters.
Fair value modelled at €1,183,878 from 6 comparable sales in the area. Asking €1,390,000 sits €206,122 (17.4%) above — overpriced versus fair value.
Asking €1,390,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €957,205 (€4,312/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €957,205, adjusted for condition and micro-location, gives a modelled fair value of €1,183,878 (€5,333/m²), a €206,122 (17.4%) gap versus the €1,390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · b32abc | Subject | €1,390,000 | €6,261 | — | 91 | 66 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 4.9% | 90 | 68 |
| Corroios · ba3eef | Active | €820,000 | €3,644 | 41.8% | 85 | 75 |
| rua Vale de Cavala, 25 | Active | €895,000 | €4,475 | 28.5% | 75 | 67 |
| Corroios · 6a92df | Active | €2,480,000 | €13,626 | 117.6% | 78 | 68 |
| Median comp | €1,132,500 | €5,216 | 16.7% | 82 | 68 |
Buy-and-hold The current listing price of €1,390,000 represents a 17.4% premium over the fair value of €1,183,878, indicating that the property is overpriced. With a gross yield of only 3%, the return on investment is limited, making it less attractive for a long-term buy-and-hold strategy. Family rental While the property is in reasonable condition with a score of 89/100, its price clearly reflects an overvaluation, sitting at €1,390,000 versus the fair value of €1,183,878. Furthermore, the neighbourhood score of 66/100 suggests that families may face some challenges in finding suitable amenities, which could affect rental demand. Long-term rental At a gross yield of 3% and a pricing gap of 17.4% above the fair value, the property’s listing at €1,390,000 is not aligned with the expectations for a sustainable long-term rental investment. The reliance on commuting for basic amenities also complicates the attractiveness of this property for potential long-term tenants.
Economic Vulnerability The economic stability score of 65 suggests potential fluctuations in market conditions that may impact rental income, while a tenant stability score of 60 indicates a risk of tenant turnover, which could lead to increased vacancy rates and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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