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 97 m² on the 1st floor, built in 2005, energy rating C. Located on rua dos Ciprestes, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This apartment features a spacious 13 m² balcony overlooking lush gardens, perfect for al fresco dining in the serene surroundings of Herdade da Aroeira.
The valuation. The asking price of €495,000 sits below the fair value of €508,684 by €13,684 (2.7%). This property is fairly priced within its market context.
Fair value modelled at €508,684 from 6 comparable sales in the area. Asking €495,000 sits €13,684 (2.7%) below — the upside to fair value.
Asking €495,000 versus the rua dos Ciprestes area baseline of €428,161 (€4,414/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €428,161, adjusted for condition and micro-location, gives a modelled fair value of €508,684 (€5,244/m²), a €13,684 (2.7%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Ciprestes | Subject | €495,000 | €5,103 | — | 75 | 67 |
| rua dos Ciprestes, 38 | Active | €589,000 | €6,010 | 17.8% | 73 | 72 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 12.2% | 79 | 75 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 34.1% | 70 | 59 |
| Charneca de Caparica e Sobreda · 6fbdf4 | Active | €494,500 | €6,181 | 21.1% | 72 | 64 |
| Median comp | €507,250 | €6,096 | 19.4% | 73 | 68 |
Long-term rental The 2-bed apartment in Charneca de Caparica e Sobreda presents a fair investment opportunity with a rental yield of 3.3%, aligning well with the average returns in suburban Lisbon. Given the fair value of €508,684 against the listing price of €495,000, it offers stable cash flow potential without significant cash flow risks. Family rental This property is suitable for families seeking quality housing in a suburban environment, bolstered by a decent neighbourhood score of 67/100. The fair price positioning, along with reasonable amenities and access to public transport, makes this apartment a viable choice for stable family-oriented tenants. Buy-and-hold As a buy-and-hold investment, the apartment benefits from its fair valuation and potential for long-term appreciation in a suburban area of Greater Lisbon. The 97m² space and 78/100 condition rating suggest a durable asset that can serve investors well in a gradually improving market. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk The tenant stability score of 55/100 indicates a higher likelihood of tenant turnover, which can lead to increased vacancy rates and reduced 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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