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, 4-bathroom house of 129 m², built in 2008, energy rating B. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a newly installed pool and an outdoor lounge equipped with a barbecue, making it a perfect setting for year-round entertainment.
The valuation. The asking price of €1,595,000 is significantly above fair value, which is determined to be €783,542. With the asking price at 103.6% over fair value, this property is overpriced.
Fair value modelled at €783,542 from 6 comparable sales in the area. Asking €1,595,000 sits €811,458 (103.6%) above — overpriced versus fair value.
Asking €1,595,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €723,976 (€5,612/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €723,976, adjusted for condition and micro-location, gives a modelled fair value of €783,542 (€6,074/m²), a €811,458 (103.6%) gap versus the €1,595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 1907dc | Subject | €1,595,000 | €12,364 | — | 78 | 69 |
| rua Serra da Gardunha | Active | €1,490,000 | €6,157 | 50.2% | 82 | 57 |
| Charneca de Caparica e Sobreda · 6c7777 | Active | €659,000 | €5,991 | 51.5% | 68 | 71 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 51.8% | 90 | 68 |
| Charneca de Caparica e Sobreda · 23f42c | Active | €695,000 | €4,760 | 61.5% | — | 70 |
| Median comp | €1,032,500 | €5,974 | 51.7% | 82 | 69 |
Long-term rental In light of its high listing price of €1,595,000 versus a fair value of €783,542, the potential for positive cash flow is severely limited with a gross yield of only 1.8%. Additionally, while the neighborhood offers a stable residential environment, the substantial gap from fair value suggests this investment is not financially sound for long-term rental strategies. Family rental The family rental market typically seeks homes offering better value, and with this property's price exceeding fair value by 103.6%, affordability for families will be a significant concern. Consequently, despite the home's condition rating of 82/100, the pricing makes it less accessible for family renters, limiting its attractiveness in this segment. Buy-and-hold As a buy-and-hold investment, the significant gap from fair value at 103.6% indicates this property is overpriced, which could hinder appreciation potential over time. Therefore, even in a stable suburban area like Charneca de Caparica e Sobreda, the property's listing price poses risks that overshadow potential long-term gains. Not ideal for The luxury market typically targets properties with compelling value propositions, yet this home’s significant overvaluation and limited yield suggest a mismatch for high-end buyers. Likewise, the short-term vacation rental strategy becomes untenable due to its elevated price compared to market norms, which could result in poor occupancy and returns.
Potential Tenant Turnover Risk There is a risk of higher turnover as reflected by a Tenant Stability score of 65/100, which may lead to increased costs and vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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