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 house of 248 m², built in 1997, energy rating C. Located on rua João de Deus, 30, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a spacious basement equipped with a party room and gym, enhancing its entertainment and fitness options for family gatherings.
The valuation. The asking price of €579,000 sits significantly above the fair value of €484,727, indicating that the property is overpriced by €94,273 (19.4%).
Fair value modelled at €484,727 from 6 comparable sales in the area. Asking €579,000 sits €94,273 (19.4%) above — overpriced versus fair value.
Asking €579,000 versus the rua João de Deus, 30 area baseline of €491,360 (€1,981/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €491,360, adjusted for condition and micro-location, gives a modelled fair value of €484,727 (€1,955/m²), a €94,273 (19.4%) gap versus the €579,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João de Deus, 30 | Subject | €579,000 | €2,335 | — | 75 | 76 |
| avenida Elias Garcia, 27 | Active | €378,000 | €1,909 | 18.2% | 74 | 71 |
| Charneca de Caparica e Sobreda · ba3cef | Active | €740,000 | €1,770 | 24.2% | 75 | 78 |
| Charneca de Caparica e Sobreda · b32bfb | Active | €595,000 | €2,833 | 21.4% | 75 | 71 |
| Charneca de Caparica e Sobreda · 4d42c3 | Active | €535,000 | €1,693 | 27.5% | 72 | 71 |
| Median comp | €565,000 | €1,840 | 21.2% | 75 | 71 |
Long-term rental\nGiven the current listing price of €579,000, this property presents a 19.4% gap compared to its fair value of €484,727, making it a less attractive option for long-term rental investments. Despite the 6.6% gross yield, the high purchase price suggests that cash flows may not meet investor expectations over the long term.\n\nFamily rental\nWhile the property’s size and proximity to Lisbon may appeal to families, the €579,000 asking price places it at a substantial premium over its fair valuation of €484,727. The resulting 19.4% gap indicates that tenant demand may not justify the investment given current market conditions.\n\nBuy-and-hold\nInvesting in this property as a buy-and-hold strategy is undermined by the 19.4% valuation gap, which puts its listing price of €579,000 well above the calculated fair value of €484,727. The expected rate of return is likely insufficient to offset the initial overpricing in the current market landscape.
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 75/100, there is a moderate risk of fluctuations in rental income due to potential economic downturns or tenant turnover affecting overall occupancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
