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.
4-bedroom, 3-bathroom house of 206 m², built in 2000, energy rating A. Located on rua das Acácias, 13, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. The property features an exclusive outdoor area designed for a swimming pool, ensuring a perfect private retreat while being mere minutes from the vibrant city life of Lisbon.
The valuation. The asking price of €615,000 sits €34,259 (5.3%) below the fair value of €649,259, indicating this property is fairly priced in the current market. Buy-to-flip angle. Investors could aim for a resale strategy by enhancing aesthetic features to appeal to buyers, realizing profit on the market value gap. Buy-to-let angle. The estimated monthly rental income of €1,896 delivers a gross yield of 3.7%, making it a viable long-term rental investment in a family-friendly neighborhood.
Fair value modelled at €649,259 from 6 comparable sales in the area. Asking €615,000 sits €34,259 (5.3%) below — the upside to fair value.
Asking €615,000 versus the rua das Acácias, 13 area baseline of €636,046 (€3,088/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €636,046, adjusted for condition and micro-location, gives a modelled fair value of €649,259 (€3,152/m²), a €34,259 (5.3%) gap versus the €615,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Acácias, 13 | Subject | €615,000 | €2,985 | — | 72 | 72 |
| rua António Salazar Dinis, 7 | Active | €530,000 | €2,120 | 29.0% | 76 | 77 |
| rua António Salazar Dinis | Active | €545,000 | €2,180 | 27.0% | 72 | 82 |
| rua Costa Ferreira | Active | €615,000 | €2,834 | 5.1% | 76 | 74 |
| rua César de Lacerda, 15 | Active | €990,000 | €4,008 | 34.3% | 80 | 72 |
| Median comp | €580,000 | €2,507 | 16.0% | 76 | 76 |
Long-term rental The property's yield of 3.7% gross suggests it is fairly positioned for long-term rental in Charneca de Caparica e Sobreda, where stable demand from families seeking proximity to Lisbon can support consistent occupancy. Given the fair market value of €649,259, the property presents a reasonable opportunity without significant financial upside. Buy-and-hold Investing in this property aligns well with a buy-and-hold strategy due to its fair valuation and the area's family-oriented amenities, which are likely to sustain property values over time. Though the current yield is modest at 3.7%, the potential for appreciation remains viable in a suburb with good access to Lisbon's infrastructure. Family rental This property is ideally suited for family rental, benefiting from its suburban location and amenities that cater to families, despite its current yield of 3.7%. At a market price close to fair value, it represents a sound investment for landlords focusing on securing long-term tenants within the community.
Tenant turnover risk The tenant stability score of 68/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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