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 137 m², built in 2011. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa boasts a spacious basement and an innovative outdoor area with an electric closure, adaptable for year-round use while providing a private garden oasis.
The valuation. The asking price of €650,000 is significantly above the fair value of €474,421, resulting in an unjustifiable premium of €175,579 (37.0%). This price presents a clear indication that the property is overpriced.
Fair value modelled at €474,421 from 6 comparable sales in the area. Asking €650,000 sits €175,579 (37.0%) above — overpriced versus fair value.
Asking €650,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €460,609 (€3,362/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €460,609, adjusted for condition and micro-location, gives a modelled fair value of €474,421 (€3,463/m²), a €175,579 (37.0%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 38b60a | Subject | €650,000 | €4,745 | — | 75 | 73 |
| rua Machado de Castro, 63 | Active | €550,000 | €2,619 | 44.8% | 75 | 70 |
| rua Fernão Lopes, 2 | Active | €690,000 | €6,449 | 35.9% | 76 | 73 |
| Charneca de Caparica e Sobreda · 3df286 | Active | €739,000 | €4,562 | 3.9% | 75 | 78 |
| Corroios · ba5bd6 | Active | €498,000 | €3,532 | 25.6% | 72 | 70 |
| Median comp | €620,000 | €4,047 | 14.7% | 75 | 72 |
Long-term rental The property is overpriced with a gap of 37.0% compared to its fair value, resulting in a gross yield of only 3.9%. This lack of competitiveness in pricing may hinder potential long-term rental success despite the strong demand due to proximity to Lisbon. Buy-and-hold As it stands, this property is overpriced at €650,000, significantly above the fair value of €474,421, limiting its appeal for buy-and-hold investors. The modest yield of 3.9% coupled with a strong local demand presents challenges for capital growth in the future. Family rental While the property is suitable for family rentals given the suburban safety and amenities, it is still overpriced at a significant 37.0% above fair value. This pricing issue could affect its attractiveness to families looking for rental opportunities in the Almada area. Short-term vacation rental This property is not ideal for short-term vacation rental, given its current overpriced status, which might deter potential renters. Furthermore, the local market conditions suggest that a family rental strategy would be more viable than a short-term rental focus.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of turnover affecting revenue stability, potentially leading to periods of vacancy or increased 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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