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, 2-bathroom apartment of 98 m² on the 1st floor, built in 2006, energy rating C. Located on rua dos Ciprestes, 38, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment boasts a large private terrace perfect for entertaining and direct access to well-kept communal gardens. Valuation Verdict: Fair
The valuation. The asking price of €589,000 is significantly above the fair value of €464,344, representing an excess of €124,656 (26.8%). This property is therefore considered overpriced.
Fair value modelled at €464,344 from 6 comparable sales in the area. Asking €589,000 sits €124,656 (26.8%) above — overpriced versus fair value.
Asking €589,000 versus the rua dos Ciprestes, 38 area baseline of €390,740 (€3,987/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €390,740, adjusted for condition and micro-location, gives a modelled fair value of €464,344 (€4,738/m²), a €124,656 (26.8%) gap versus the €589,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Ciprestes, 38 | Subject | €589,000 | €6,010 | — | 73 | 72 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 25.5% | 79 | 75 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 13.8% | 70 | 59 |
| Charneca de Caparica e Sobreda · 6fbdf4 | Active | €494,500 | €6,181 | 2.8% | 72 | 64 |
| Charneca de Caparica e Sobreda · 89e5e4 | Active | €429,900 | €4,299 | 28.5% | 55 | 69 |
| Median comp | €462,200 | €5,330 | 11.3% | 71 | 67 |
Long-term rental This 2-bed apartment in Charneca de Caparica e Sobreda is overpriced at €589,000, with a fair value of €464,344 indicating a significant 26.8% gap. While the proximity to Lisbon enhances potential demand, the offered yield of 2.7% gross does not justify the current listing price. Family rental Although this property is situated in a region that benefits from access to Lisbon's amenities, its price tag of €589,000 feels inflated given the fair market value of €464,344. Families seeking long-term rental options may be deterred by the 2.7% gross yield, signaling a less attractive investment opportunity. Buy-and-hold Opting for a buy-and-hold strategy on this apartment would not be advisable as it is currently overpriced at €589,000 compared to a fair value of €464,344. The expected 2.7% gross yield reveals that holding this investment could be less beneficial in the long run, especially in a moderate neighbourhood rated at 72/100.
Economic Dependence A score of 70 in economic stability suggests a moderate risk, indicating potential vulnerability to economic downturns that could impact tenant retention.
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