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.
6-bedroom, 4-bathroom house of 297 m², energy rating D. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The attic has been converted into versatile living spaces, ideal for creating a dedicated office, game room, or additional guest accommodations that enhance family functionality.
The valuation. The asking price of €790,000 is significantly above the fair value of €698,432, representing an overvaluation of €91,568 (13.1%). This property is overpriced relative to its true market worth.
Fair value modelled at €698,432 from 6 comparable sales in the area. Asking €790,000 sits €91,568 (13.1%) above — overpriced versus fair value.
Asking €790,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €646,642 (€2,177/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €646,642, adjusted for condition and micro-location, gives a modelled fair value of €698,432 (€2,352/m²), a €91,568 (13.1%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · d74996 | Subject | €790,000 | €2,660 | — | 75 | 78 |
| rua da Paz, 60 | Active | €837,500 | €2,820 | 6.0% | 75 | 73 |
| rua António Esperança, 11 | Active | €450,000 | €2,083 | 21.7% | 70 | 73 |
| Charneca de Caparica e Sobreda · be95c4 | Active | €1,199,000 | €1,713 | 35.6% | 78 | 74 |
| rua da Felicidade, 68 | Active | €579,000 | €2,620 | 1.5% | 73 | 74 |
| Median comp | €708,250 | €2,352 | 11.6% | 74 | 74 |
Long-term rental The 6-bed house in Charneca de Caparica e Sobreda, listed at €790,000, exceeds its fair value by 13.1%, indicating that it is overpriced. Although it offers a decent gross yield of 5.3%, the elevated price could hinder long-term investment return potential. Buy-and-hold Investing in this property for the long-term is unattractive due to its listing price of €790,000, which is significantly above the fair value of €698,432. This gap suggests that securing a reasonable appreciation over time may be jeopardized by the current market conditions. Family rental While the property might appeal to families given its size and reasonable condition rating of 79/100, its price tag of €790,000 makes it overpriced relative to the fair value of €698,432. Families may be deterred by the high upfront cost when looking for more affordable housing options in the Lisbon metro area.
Tenant turnover risk The Tenant stability score of 70/100 suggests potential for higher turnover, which could lead to increased vacancy rates and associated costs.
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