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 house of 82 m². Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy features: This property includes two independent houses on urban land, allowing for immediate occupancy of a fully renovated unit while exploring future development opportunities with the second house.
The valuation. The asking price of €458,000 is significantly above the fair value of €307,500, reflecting an overpriced status of €150,500 (48.9%). This discrepancy suggests limited room for negotiation.
Fair value modelled at €307,500 from 6 comparable sales in the area. Asking €458,000 sits €150,500 (48.9%) above — overpriced versus fair value.
Asking €458,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €327,583 (€3,995/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is below the parish average, reducing 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 €327,583, adjusted for condition and micro-location, gives a modelled fair value of €307,500 (€3,750/m²), a €150,500 (48.9%) gap versus the €458,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 6530b3 | Subject | €458,000 | €5,585 | — | 72 | 74 |
| rua Abel Salazar | Active | €380,000 | €6,786 | 21.5% | — | 66 |
| Corroios · 4390ed | Active | €230,000 | €3,833 | 31.4% | 60 | 70 |
| rua Quintinhas de Fora | Active | €380,000 | €3,167 | 43.3% | 78 | 72 |
| Charneca de Caparica e Sobreda · 02391e | Active | €650,000 | €4,643 | 16.9% | 85 | 68 |
| Median comp | €380,000 | €4,238 | 24.1% | 78 | 69 |
Long-term rental The property is overpriced at €458,000, significantly diverging from the fair value of €307,500, which suggests that investors seeking long-term rental yields may face lower-than-expected returns of just 2.9%. Moreover, while the condition and neighborhood scores are decent, the high purchase price diminishes the attractiveness of owning this property as a long-term rental asset. Buy-and-hold Given the fair value gap of 48.9%, the investment strategy of buy-and-hold appears to be inadvisable in this case. The current market conditions and the property's pricing suggest that the prospect of capital appreciation would likely not justify the initial investment expenditure. Family rental Targeting families may seem appealing due to the neighborhood's reasonable score of 74/100, yet the property’s overpriced status means any rental income will likely fail to meet the financial expectations of potential investors. The optimal yield of 2.9% further indicates that, for this property, renting to families would not provide the returns deemed necessary for a prudent investment decision.
Tenant turnover risk The tenant stability score of 70 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs in maintaining rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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