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, 7-bathroom house of 463 m², energy rating B. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This meticulously rebuilt villa features a rare lower-level games room that provides a dedicated space for entertainment and socializing, enhancing its appeal for families and hosts alike.
The valuation. The asking price of €4,400,000 exceeds its fair value of €2,769,271 by €1,630,729, representing an overpricing of 58.9%. This significant discrepancy indicates that the property is overpriced. Buy-to-flip angle. The potential for buy-and-flip strategy is limited due to the high asking price; a resale may require substantial market appreciation to realize profits. Quick flips in this price range are challenging. Buy-to-let angle. With an estimated gross yield of 2.4%, generating approximately €8,800 per month, long-term rental strategies may attract tenants seeking high-quality suburban homes with good access to Lisbon's amenities.
Fair value modelled at €2,769,271 from 6 comparable sales in the area. Asking €4,400,000 sits €1,630,729 (58.9%) above — overpriced versus fair value.
Asking €4,400,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €2,241,464 (€4,841/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €2,241,464, adjusted for condition and micro-location, gives a modelled fair value of €2,769,271 (€5,981/m²), a €1,630,729 (58.9%) gap versus the €4,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 8311ef | Subject | €4,400,000 | €9,503 | — | 85 | 74 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 14.3% | 90 | 63 |
| rua das Papoilas | Active | €1,950,000 | €4,839 | 49.1% | 80 | 72 |
| rua Serra de Nisa, 3 | Active | €1,995,000 | €4,394 | 53.8% | 85 | 74 |
| Charneca de Caparica e Sobreda · 4a43d2 | Active | €1,950,000 | €6,094 | 35.9% | 70 | 65 |
| Median comp | €1,972,500 | €5,467 | 42.5% | 83 | 69 |
Long-term rental The property is overpriced at €4,400,000, with a significant gap of 58.9% compared to its fair value of €2,769,271. With a low gross yield of 2.4%, it may not provide sufficient financial returns for investors in the long-term rental market. Family rental Given the suburban setting and amenities close to Lisbon, the property could appeal to families; however, its current price is 58.9% above fair value at €4,400,000. The gross yield of 2.4% further indicates that it may not be a financially prudent choice for family rentals. Buy-and-hold At a listing price of €4,400,000, this property presents a considerable overvaluation of 58.9% against its fair value of €2,769,271, which could hinder long-term investment profitability. The suboptimal yield of 2.4% indicates that buy-and-hold investors may face challenges in maintaining attractive returns over time.
Potential Revenue Volatility The economic and tenant stability scores are both at 75/100, indicating that while the property may yield stable returns, fluctuations in the local economy or tenant behavior could lead to potential revenue volatility.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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