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.
6-bedroom, 2-bathroom house of 224 m², built in 2000. Located on rua Manuel Mendes, 54, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features high-quality tiles throughout and a mix of practical layouts, enhancing its aesthetic appeal while showing a good level of maintenance.
The valuation. The asking price of €580,000 sits €86,667 (17.6%) above the fair value of €493,333, indicating that the property is overpriced. This valuation suggests a cautious approach for potential investors.
Fair value modelled at €493,333 from 6 comparable sales in the area. Asking €580,000 sits €86,667 (17.6%) above — overpriced versus fair value.
Asking €580,000 versus the rua Manuel Mendes, 54 area baseline of €423,212 (€1,889/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €423,212, adjusted for condition and micro-location, gives a modelled fair value of €493,333 (€2,202/m²), a €86,667 (17.6%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Manuel Mendes, 54 | Subject | €580,000 | €2,589 | — | 73 | 68 |
| Charneca de Caparica e Sobreda · 86cd17 | Active | €650,000 | €2,321 | 10.3% | — | 73 |
| rua Alfredo Dinis, 134 | Active | €350,000 | €1,429 | 44.8% | — | 73 |
| Charneca de Caparica e Sobreda · 001761 | Active | €515,000 | €1,853 | 28.5% | 64 | 67 |
| rua António Esperança, 11 | Active | €450,000 | €2,083 | 19.5% | 70 | 73 |
| Median comp | €482,500 | €1,968 | 24.0% | 67 | 73 |
Long-term rental The property, listed at €580,000, exceeds its fair value by 17.6%, indicating it's overpriced and thus diminishes the potential for long-term rental returns. With a gross yield of 5.1% and a neighborhood score of 68/100, the investment may not attract suitable tenants in an average educational environment. Family rental Though the property might appeal to families due to its size, its current listing puts it at a 17.6% premium over fair value, making it a less attractive family rental option. The moderate neighborhood score of 68/100, complemented by the average educational facilities, may limit the appeal to prospective families seeking quality housing. Buy-and-hold With its valuation at €580,000 representing a 17.6% gap from fair value, the property is overpriced for a buy-and-hold investment strategy, potentially affecting long-term appreciation. The 5.1% gross yield and average conditions signify that capital appreciation may not keep pace with the purchase price over time.
Economic and Tenant Stability Risk With both economic and tenant stability scores at 65/100, the property may face challenges in attracting and retaining reliable tenants, potentially leading to increased vacancy rates and lower rental income than anticipated.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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