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 property features a dedicated games/multi-functional room on the lower floor, providing a unique entertainment space, along with a comprehensive security system for enhanced safety.
The valuation. The asking price of €4,400,000 is significantly above fair value at €2,729,426, representing a difference of €1,670,574 (61.2%). This property is overpriced based on the current market Assessment.
Fair value modelled at €2,729,426 from 6 comparable sales in the area. Asking €4,400,000 sits €1,670,574 (61.2%) above — overpriced versus fair value.
Asking €4,400,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €2,243,890 (€4,846/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €2,243,890, adjusted for condition and micro-location, gives a modelled fair value of €2,729,426 (€5,895/m²), a €1,670,574 (61.2%) gap versus the €4,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 831382 | Subject | €4,400,000 | €9,503 | — | 80 | 72 |
| rua das Papoilas | Active | €1,950,000 | €4,839 | 49.1% | 80 | 72 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 14.3% | 90 | 63 |
| Charneca de Caparica e Sobreda · 4a43d2 | Active | €1,950,000 | €6,094 | 35.9% | 70 | 65 |
| rua Serra de Nisa, 3 | Active | €1,995,000 | €4,394 | 53.8% | 85 | 74 |
| Median comp | €1,972,500 | €5,467 | 42.5% | 83 | 69 |
Long-term rental The property in Charneca de Caparica e Sobreda has a gross yield of only 2.4%, indicating limited cash flow potential for long-term rental investment. Considering its fair value of €2,729,426, the current listing price reflects a substantial 61.2% premium, making it an unattractive option for this strategy. Buy-and-hold While the suburban location offers a stable market dynamic and decent tenant quality, the property is overpriced at €4,400,000 compared to its fair value of €2,729,426. The potential for capital appreciation is diminished by the 61.2% gap, leading to a questionable long-term buy-and-hold rationale. Family rental The amenities and neighborhood quality are reasonably favorable for family rentals; however, the current asking price of €4,400,000 vastly exceeds the fair value of €2,729,426. With a 61.2% gap, it presents a challenging investment for families seeking long-term housing without overextending financially.
Economic-Tenant Disconnect The economic stability score of 75/100 suggests a robust environment, but paired with a tenant stability score of 75/100, it indicates potential vulnerabilities in tenant retention or satisfaction, which could affect 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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