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 89 m² on the 2nd floor, built in 1995, energy rating D. Located on rua António Sardinha, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment includes a cozy balcony and an 8m² kitchen terrace, enhancing outdoor relaxation and entertaining options in a peaceful neighborhood with essential services nearby.
The valuation. The asking price of €325,000 sits slightly below the fair value of €333,443, representing a mere €8,443 (2.5%) difference. This valuation is deemed fair, suggesting no immediate price adjustment is necessary.
Fair value modelled at €333,443 from 6 comparable sales in the area. Asking €325,000 sits €8,443 (2.5%) below — the upside to fair value.
Asking €325,000 versus the rua António Sardinha area baseline of €321,186 (€3,609/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €321,186, adjusted for condition and micro-location, gives a modelled fair value of €333,443 (€3,747/m²), a €8,443 (2.5%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Sardinha | Subject | €325,000 | €3,652 | — | 74 | 65 |
| rua Hermínio do Nascimento | Active | €289,000 | €3,613 | 1.1% | 61 | 75 |
| Charneca de Caparica e Sobreda · 6fba1b | Active | €350,000 | €3,933 | 7.7% | 68 | 71 |
| rua Hugo Casaes | Active | €349,000 | €3,598 | 1.5% | 76 | 69 |
| rua Leopoldo de Almeida, 7 | Active | €260,000 | €3,881 | 6.3% | 68 | 68 |
| Median comp | €319,000 | €3,747 | 2.6% | 68 | 70 |
Family rental This 2-bed apartment in Charneca de Caparica e Sobreda has a fair valuation close to the listing price, making it a suitable option for families seeking stable housing. With a gross yield of 3.8%, the property demonstrates decent potential for predictable rental income in a suburban setting. Long-term rental Given the 2.5% gap to fair value, this property is appropriately priced for long-term rental in an area benefiting from Lisbon's economic influence. Despite the 70/100 condition rating, its family-oriented space and suburban qualities make it appealing to long-term tenants. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is reasonable, given its fair pricing and reasonable yield. While the property neither appreciates significantly nor represents a bargain, its stable rental prospects make it a sound choice for passive income.
Economic dependency risk The economic stability score of 70/100 indicates a moderate level of economic dependency, which may affect tenant retention amidst economic fluctuations. Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and rent loss.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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