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 230 m², energy rating C. Located on rua de Santa Teresa, 32N, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a spacious terrace with a sea view and is located in a modern urbanization just five minutes by car from the beach.
The valuation. The asking price of €630,000 is significantly above the fair value of €488,033, representing a difference of €141,967 (29.1%). This property is therefore considered overpriced.
Fair value modelled at €488,033 from 6 comparable sales in the area. Asking €630,000 sits €141,967 (29.1%) above — overpriced versus fair value.
Asking €630,000 versus the rua de Santa Teresa, 32N area baseline of €409,836 (€1,782/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €409,836, adjusted for condition and micro-location, gives a modelled fair value of €488,033 (€2,122/m²), a €141,967 (29.1%) gap versus the €630,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Santa Teresa, 32N | Subject | €630,000 | €2,739 | — | 76 | 66 |
| rua João de Deus, 30 | Active | €579,000 | €2,335 | 14.8% | 75 | 76 |
| avenida Elias Garcia, 27 | Active | €378,000 | €1,909 | 30.3% | 74 | 71 |
| Charneca de Caparica e Sobreda · 4d42c3 | Active | €535,000 | €1,693 | 38.2% | 72 | 71 |
| avenida Pinhal do Vidal, 83 | Active | €600,000 | €2,500 | 8.7% | — | 72 |
| Median comp | €557,000 | €2,122 | 22.5% | 74 | 72 |
Long-term rental The current listing price of €630,000 represents a significant gap of 29.1% above its fair value of €488,033, indicating that this property is overpriced. With a gross yield of 3.8%, the returns may not justify this elevated cost, making long-term rental an unattractive investment option. Buy-and-hold Investing in this property for a buy-and-hold strategy seems unwise, as the valuation at €630,000 places it 29.1% higher than its fair value of €488,033. Given the lower yield of 3.8% and the general economic conditions, this property lacks the potential for solid appreciation necessary for a successful hold. Family rental The pricing of €630,000 is 29.1% above the fair value of €488,033, suggesting that this family rental investment is overpriced. Additionally, with a gross yield of only 3.8%, it may not meet the expected financial performance for families looking for rental options in the area.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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