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 79 m² on the 3rd floor, built in 1989, energy rating E. Located on rua Leopoldo de Almeida, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a versatile sunroom, perfect for a home office or reading nook, enhancing the functionality of the living space while providing unobstructed views.
The valuation. The asking price of €319,000 exceeds the fair value of €288,483 by €30,517, or 10.6%. Therefore, this property is considered overpriced. Buy-to-flip angle. A wholesale strategy may focus on updating the apartment's interior and marketing it to potential buyers seeking modern finishes, capitalizing on its location. Buy-to-let angle. With an estimated rental income of €851/month, the gross yield stands at 3.2%, making it suitable for long-term family rentals in the stable suburban market near Lisbon.
Fair value modelled at €288,483 from 5 comparable sales in the area. Asking €319,000 sits €30,517 (10.6%) above — overpriced versus fair value.
Asking €319,000 versus the rua Leopoldo de Almeida area baseline of €286,108 (€3,622/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €286,108, adjusted for condition and micro-location, gives a modelled fair value of €288,483 (€3,652/m²), a €30,517 (10.6%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Leopoldo de Almeida | Subject | €319,000 | €4,038 | — | 82 | 79 |
| rua Leopoldo de Almeida | Active | €324,000 | €3,767 | 6.7% | 76 | 73 |
| rua Cidade de Almada | Active | €250,000 | €3,906 | 3.3% | 74 | 80 |
| rua António Sardinha | Active | €325,000 | €3,652 | 9.6% | 74 | 65 |
| rua Hugo Casaes | Active | €349,000 | €3,598 | 10.9% | 76 | 69 |
| Median comp | €324,500 | €3,710 | 8.1% | 75 | 71 |
Buy-and-hold The property is currently valued at €319,000, which is 10.6% above its fair value of €288,483, indicating a pricing concern for a buy-and-hold strategy. Additionally, with a gross yield of 3.2%, the income potential does not align with the investment premium being paid. Long-term rental At a listing price of €319,000, the apartment's fair value suggests it is overpriced, which may limit the appreciation potential in a long-term rental scenario. While the suburban area offers stability due to commuter connections to Lisbon, the yield of 3.2% further highlights a less attractive investment. Family rental The asking price of €319,000 exceeds the fair value of €288,483 by 10.6%, suggesting that this property is overpriced for family rental purposes. Despite a stable neighborhood and good amenities, the gross yield of 3.2% reflects a limited return on investment for families looking to rent, making it a less compelling option. Not ideal for Short-term vacation rental, Student housing, Luxury market
Potential Market Volatility: With both economic and tenant stability scores at 80/100, there is a moderate risk of market fluctuations impacting rental income and property value due to unexpected local economic changes.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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