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, 3-bathroom villa of 297 m², built in 2026. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Unique Features: This villa features custom luxury carpentry in the kitchen and bathrooms, and has an integrated home spa in the basement, offering ultimate relaxation. Outdoor Retreat: The landscaped exterior includes a 100m² pool lined with Balinese stone, creating a serene oasis.
The valuation. The asking price of €2,950,000 exceeds fair value by €1,785,998 (153.4%). This property is considered overpriced based on its assessed fair value of €1,164,002.
Fair value modelled at €1,164,002 from 6 comparable sales in the area. Asking €2,950,000 sits €1,785,998 (153.4%) above — overpriced versus fair value.
Asking €2,950,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,072,925 (€3,613/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €1,072,925, adjusted for condition and micro-location, gives a modelled fair value of €1,164,002 (€3,919/m²), a €1,785,998 (153.4%) gap versus the €2,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 1f35ef | Subject | €2,950,000 | €9,933 | — | 85 | 70 |
| rua do Casal, 19 | Active | €1,100,000 | €4,453 | 55.2% | 85 | 69 |
| Charneca de Caparica e Sobreda · 1e6681 | Active | €810,000 | €4,909 | 50.6% | 78 | 73 |
| rua Machado de Castro, 63 | Active | €550,000 | €2,619 | 73.6% | 75 | 70 |
| Corroios · e40a8b | Active | €765,000 | €3,385 | 65.9% | 78 | 74 |
| Median comp | €787,500 | €3,919 | 60.5% | 78 | 72 |
Long-term rental The property is priced significantly above its fair value with a gap of 153.4%, suggesting that it may not provide a return commensurate with investment risk in the long-term rental market. With a gross yield of only 1.5%, the potential rental income is insufficient to justify the high purchase price. Family rental At €2,950,000, the villa is substantially overpriced compared to its fair value of €1,164,002, making it a less attractive option for family rental investments. With the neighbourhood rating at 70/100 and moderate access to amenities and schools, families may seek more reasonably priced alternatives in the area. Buy-and-hold The disparity between the listed price and fair value indicates that this villa is a poor candidate for a buy-and-hold strategy, as it is overvalued by 153.4%. Given the current yield of 1.5% and the economic conditions of the Almada market, long-term appreciation is unlikely to cover the excessive purchase cost.
Potential Economic Fluctuation Due to both economic and tenant stability scores being at 70/100, there is a moderate risk that economic downturns could lead to increased vacancy rates or reduced 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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