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 78 m², built in 1989, energy rating B. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The top-floor position ensures total privacy and boasts spectacular, unobstructed views of the sunrise and sunset, enhancing the apartment's appeal and comfort.
The valuation. The asking price of €279,000 is significantly above the fair value of €243,682, representing an overpricing of €35,318 (14.5%). This suggests potential challenges for future negotiating leverage.
Fair value modelled at €243,682 from 6 comparable sales in the area. Asking €279,000 sits €35,318 (14.5%) above — overpriced versus fair value.
Asking €279,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €246,991 (€3,167/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 €246,991, adjusted for condition and micro-location, gives a modelled fair value of €243,682 (€3,124/m²), a €35,318 (14.5%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 43900a | Subject | €279,000 | €3,577 | — | 72 | 71 |
| rua Armando Cortesão | Active | €284,000 | €3,087 | 13.7% | 78 | 74 |
| rua da Liberdade, 8 | Active | €297,000 | €3,300 | 7.7% | 75 | 69 |
| Caparica e Trafaria · 937191 | Active | €490,000 | €3,161 | 11.6% | 72 | 70 |
| Corroios · 49b846 | Active | €459,000 | €3,210 | 10.3% | 73 | 76 |
| Median comp | €378,000 | €3,186 | 10.9% | 74 | 72 |
Long-term rental The property is currently listed at €279,000, which is 14.5% above its fair value of €243,682, indicating it is overpriced. With a gross yield of 3.7%, potential rental income does not justify the elevated purchase price, making it a less attractive long-term investment option. Family rental While the area benefits from access to amenities and is in proximity to Lisbon, the high listing price of €279,000 results in a fair value gap that renders it overpriced. Families seeking rental options may focus on more reasonably priced alternatives in the suburban market, limiting tenant interest in this property. Buy-and-hold The current listing price significantly exceeds its fair value, making the property overpriced at €279,000 compared to the €243,682 fair value. This overvaluation detracts from the potential for appreciation and long-term capital gains, posing risks for buy-and-hold strategies. Not ideal for The property is unsuitable for the luxury market or short-term vacation rentals due to its pricing dynamics. Additionally, it may not attract student housing tenants as the rental yield does not support a broader market appeal.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and additional costs associated with tenant replacement.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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