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 75 m², built in 2012, energy rating A. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes a central vacuum system and video intercom, enhancing convenience and security for residents in this modern living space.
The valuation. The asking price of €395,000 is significantly above the fair value of €242,298, making this property overpriced by €152,702 (63.0%). Investors should carefully evaluate this discrepancy before proceeding.
Fair value modelled at €242,298 from 6 comparable sales in the area. Asking €395,000 sits €152,702 (63.0%) above — overpriced versus fair value.
Asking €395,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €218,875 (€2,918/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €218,875, adjusted for condition and micro-location, gives a modelled fair value of €242,298 (€3,231/m²), a €152,702 (63.0%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 3df608 | Subject | €395,000 | €5,267 | — | 78 | 67 |
| rua do Antigo | Active | €496,000 | €2,681 | 49.1% | 76 | 73 |
| Charneca de Caparica e Sobreda · 43900a | Active | €279,000 | €3,577 | 32.1% | 72 | 71 |
| rua da Liberdade, 8 | Active | €297,000 | €3,300 | 37.3% | 75 | 69 |
| Caparica e Trafaria · 937191 | Active | €490,000 | €3,161 | 40.0% | 72 | 70 |
| Median comp | €393,500 | €3,231 | 38.7% | 74 | 71 |
Family rental The property, listed at €395,000, is 63.0% above its fair value of €242,298, making it an unattractive option for family rentals given the high cost compared to potential tenant budgets. Additionally, the moderate neighborhood score of 67/100 suggests that demand may not support such a premium pricing. Long-term rental Although the gross yield stands at 3.2%, the significant gap to the fair value indicates that this investment is overpriced and may not deliver satisfactory returns consistent with market expectations for long-term rentals. Furthermore, with its suburban setting, while it could attract tenants, the high purchase price could limit its appeal and profitability in the long run. Buy-and-hold Despite potential appreciation linked to the proximity to Lisbon, the property’s current listing price is 63.0% above fair value, making it overpriced for a buy-and-hold strategy that relies on value increase over time. This raises concerns regarding how effectively the investment could perform, particularly given the neighborhood’s moderate rating of 67/100.
Tenant turnover risk With a tenant stability score of 60/100, there is an increased likelihood of tenant turnover, which could lead to potential vacancies and loss of 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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