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.
5-bedroom, 4-bathroom house of 325 m², energy rating B. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This villa features an annex with versatile potential for a gym, studio, or office, enhancing the adaptability of the living space to suit various family needs.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €878,274, resulting in an overvaluation of €221,726 (25.2%). This disparity indicates a property that is overpriced relative to its actual worth.
Fair value modelled at €878,274 from 6 comparable sales in the area. Asking €1,100,000 sits €221,726 (25.2%) above — overpriced versus fair value.
Asking €1,100,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €856,123 (€2,634/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €856,123, adjusted for condition and micro-location, gives a modelled fair value of €878,274 (€2,702/m²), a €221,726 (25.2%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 15e220 | Subject | €1,100,000 | €3,385 | — | 80 | 74 |
| Charneca de Caparica e Sobreda · 19f747 | Active | €860,000 | €2,177 | 35.7% | 80 | 72 |
| rua dos Lobitos | Active | €549,000 | €2,387 | 29.5% | 66 | 67 |
| Charneca de Caparica e Sobreda · 467ea0 | Active | €570,000 | €2,850 | 15.8% | 80 | 70 |
| rua César de Lacerda, 15 | Active | €990,000 | €4,008 | 18.4% | 80 | 72 |
| Median comp | €715,000 | €2,619 | 22.6% | 80 | 71 |
Long-term rental The property’s current listing price of €1,100,000 exceeds its fair value by 25.2%, indicating a significant overpricing. With a gross yield of 4.7%, this investment is not aligned with the expected return for long-term rental opportunities in the area. Family rental Given its overpricing at €1,100,000, the property may struggle to attract the family rental market that seeks value for money. Additionally, its condition rating of 81/100 and neighborhood rating of 74/100 do not justify the current price point for family-oriented tenants. Buy-and-hold With a fair value of €878,274 and a significant markup of 25.2%, this property is not suited for a buy-and-hold strategy, as it lacks value appreciation potential. The low yield of 4.7% coupled with its overpriced nature makes it a less attractive long-term investment choice for capital growth.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy periods and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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