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, 2-bathroom house of 267 m², built in 2003, energy rating C. Located on rua Frederico Mendes, 28, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property includes a large outdoor area with landscaped gardens, perfect for entertaining or relaxation, and benefits from proximity to Aroeira's renowned golf courses and natural parks.
The valuation. The asking price of €799,000 sits €47,152 (6.3%) above the fair value of €751,848. This property is fairly valued based on current market conditions.
Fair value modelled at €751,848 from 6 comparable sales in the area. Asking €799,000 sits €47,152 (6.3%) above — overpriced versus fair value.
Asking €799,000 versus the rua Frederico Mendes, 28 area baseline of €651,294 (€2,439/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €651,294, adjusted for condition and micro-location, gives a modelled fair value of €751,848 (€2,816/m²), a €47,152 (6.3%) gap versus the €799,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Frederico Mendes, 28 | Subject | €799,000 | €2,993 | — | 75 | 75 |
| Charneca de Caparica e Sobreda · 467ea0 | Active | €570,000 | €2,850 | 4.8% | 80 | 70 |
| Charneca de Caparica e Sobreda · 735492 | Active | €625,000 | €3,238 | 8.2% | 76 | 71 |
| Charneca de Caparica e Sobreda · 91181f | Active | €765,000 | €2,782 | 7.0% | 75 | 71 |
| rua António Fragoso | Active | €450,000 | €2,284 | 23.7% | 70 | 66 |
| Median comp | €597,500 | €2,816 | 5.9% | 76 | 71 |
Long-term rental The property in Charneca de Caparica e Sobreda presents a fair investment opportunity for long-term rental, with a gross yield of 4.2%. Given the area's stable tenant quality and suburban nature, it aligns well with the demand for family-oriented accommodation. Family rental This 5-bed house in a suburban setting is well-suited for family rental, appealing to tenants seeking spacious living conditions. Although the price is fairly aligned with market value, its good condition rating of 80/100 makes it a desirable choice for families in the Greater Lisbon area. Buy-and-hold Investing in this property as a buy-and-hold strategy can be justified by its fair value and decent yield of 4.2%. The favorable neighbourhood amenities and housing market within Greater Lisbon support the potential for steady appreciation over time.
Economic and Tenant Volatility The combined economic stability score of 75 and tenant stability score of 75 indicates a moderate risk of economic fluctuations leading to potential vacancy or downturn in 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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