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, 6-bathroom house of 426 m², built in 2022, energy rating A+. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The villa is surrounded by a scenic pine forest and two prestigious golf courses, enhancing both privacy and leisure opportunities in a serene environment.
The valuation. The asking price of €2,500,000 sits slightly above the fair value of €2,398,615, representing a premium of €101,385 (4.2%). Overall, this property is considered fair in its pricing.
Fair value modelled at €2,398,615 from 6 comparable sales in the area. Asking €2,500,000 sits €101,385 (4.2%) above — overpriced versus fair value.
Asking €2,500,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €1,840,517 (€4,320/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 92/100 is above the parish average, lifting 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 €1,840,517, adjusted for condition and micro-location, gives a modelled fair value of €2,398,615 (€5,631/m²), a €101,385 (4.2%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 65305f | Subject | €2,500,000 | €5,869 | — | 95 | 65 |
| rua Cabo Espichel, 17 | Active | €1,575,000 | €4,688 | 20.1% | 80 | 68 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 38.8% | 90 | 63 |
| rua Cabo Espichel | Active | €1,575,000 | €4,688 | 20.1% | 78 | 66 |
| Charneca de Caparica e Sobreda · 6c7b8f | Active | €2,590,000 | €6,574 | 12.0% | 85 | 63 |
| Median comp | €2,082,500 | €5,631 | 4.0% | 83 | 65 |
Long-term rental The property, with a gross yield of 3.4%, is positioned to attract tenants in suburban Lisbon, offering reasonable amenities nearby. Given the fair value assessment, the potential for steady long-term rental income aligns well with the current market conditions. Family rental As a 5-bedroom house, this property caters well to families seeking spacious living near Lisbon, with decent schooling options and a moderate crime rate. Its fair pricing suggests it's suitable for long-term family occupancy despite its slight premium above fair value. Buy-and-hold Investors looking for a buy-and-hold strategy may find this property appealing due to its condition score of 92/100, indicating a well-maintained asset. However, being priced at a fair value implies that while it may appreciate over time, it does not present an opportunity for immediate undervaluation.
Weak Economic Growth Risk The economic stability score of 60/100 suggests a potential vulnerability to downturns, which could negatively impact property values and rental demand.
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
