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.
3-bedroom, 2-bathroom apartment of 106 m², energy rating C. Located on rua Padre Cruz, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Unique Feature: The property includes a designated barbecue area, perfect for outdoor entertaining, and a private garage/box for secure parking and additional storage.**
The valuation. The asking price of €385,000 sits slightly below the fair value of €387,937, representing a minimal difference of €2,937 (0.8%). The property is fairly priced, making it an attractive option for potential buyers. Buy-to-flip angle. A buy-to-flip strategy could focus on minor renovations to enhance appeal, capitalizing on the current condition score of 68/100, before targeting a resale in a robust market. Buy-to-let angle. With an estimated gross yield of 2.8% (~€898/month), this apartment is well-positioned for long-term rental in a neighborhood with a score of 73/100, ensuring steady demand from families.
Fair value modelled at €387,937 from 6 comparable sales in the area. Asking €385,000 sits €2,937 (0.8%) below — the upside to fair value.
Asking €385,000 versus the rua Padre Cruz area baseline of €418,835 (€3,951/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €418,835, adjusted for condition and micro-location, gives a modelled fair value of €387,937 (€3,660/m²), a €2,937 (0.8%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Cruz | Subject | €385,000 | €3,632 | — | 70 | 73 |
| Charneca de Caparica e Sobreda · 82c6dd | Active | €399,000 | €4,113 | 13.3% | 70 | 64 |
| Charneca de Caparica e Sobreda · cfde9c | Active | €385,000 | €3,850 | 6.0% | 80 | 74 |
| rua António Sardinha | Active | €429,900 | €4,299 | 18.4% | 65 | 68 |
| Charneca de Caparica e Sobreda · 9387c8 | Active | €399,000 | €3,470 | 4.5% | 60 | 77 |
| Median comp | €399,000 | €3,982 | 9.6% | 68 | 71 |
Long-term rental The property offers a gross yield of 2.8%, which is fairly standard for the area, suggesting that while it generates positive cash flow, it does not provide a significant return compared to other investment opportunities. Given its proximity to Lisbon and relatively good neighborhood ratings, it could attract long-term tenants, making it a stable rental option despite its fair valuation. Buy-and-hold This property, with a valuation only 0.8% below the fair value of €387,937, may not lead to substantial capital appreciation in the near term, making it a less attractive candidate for aggressive buy-and-hold investors. However, its decent condition (68/100) and housing market stability indicate it could be a secure long-term asset in a growing location. Family rental With its adequate size of 106m² and decent neighborhood rating of 73/100, the property is well-suited for families looking for a suburban setting near Lisbon. Its fair pricing means it's unlikely to draw price-sensitive families; however, the competitive rental market can still support steady occupancy. Not ideal for: Short-term vacation rental The current condition rating and average neighborhood amenities make this property less appealing for short-term vacation rentals, where higher standards are typically expected. Additionally, the fair valuation limits potential returns in the fluctuating short-term rental market, making it a less viable option for that strategy.
Economic Volatility Risk The economic stability score of 75 indicates a relatively stable environment, but the tenant stability score of 70 suggests a potential fluctuation in tenant retention, which may impact 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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