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 587 m², built in 2015, energy rating C. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The property boasts unobstructed views of the meticulously landscaped garden and golf course from its spacious social areas, enhancing its serene suburban lifestyle.
The valuation. The asking price of €2,800,000 is positioned 9.1% below the fair value of €3,081,059. Therefore, the property is considered to be fairly priced in the current market.
Fair value modelled at €3,081,059 from 6 comparable sales in the area. Asking €2,800,000 sits €281,059 (9.1%) below — the upside to fair value.
Asking €2,800,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €2,469,148 (€4,206/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 €2,469,148, adjusted for condition and micro-location, gives a modelled fair value of €3,081,059 (€5,249/m²), a €281,059 (9.1%) gap versus the €2,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 829041 | Subject | €2,800,000 | €4,770 | — | 82 | 65 |
| rua do Tojo | Active | €1,890,000 | €4,725 | 0.9% | 85 | 62 |
| Charneca de Caparica e Sobreda · 99f346 | Active | €3,250,000 | €5,773 | 21.0% | 85 | 69 |
| Charneca de Caparica e Sobreda · 8311ef | Active | €4,400,000 | €9,503 | 99.2% | 85 | 74 |
| Charneca de Caparica e Sobreda · 1f356d | Active | €750,000 | €4,518 | 5.3% | 70 | 64 |
| Median comp | €2,570,000 | €5,249 | 10.0% | 85 | 67 |
Long-term rental The property in Charneca de Caparica e Sobreda is fairly positioned in the market, with a fair value of €3,081,059 that reflects its solid condition rating of 85/100. With a gross yield of 4.7%, this house is suitable for investors seeking steady income in a desirable suburban area near Lisbon. Family rental This five-bedroom house offers ample space and proximity to metro and public transport, making it an attractive option for families looking to settle in the Almada region. Given its 4.7% yield and 65/100 neighborhood rating, it presents a rational choice for long-term family leasing despite the property being at a fair market price. Buy-and-hold Investing in this property aligns well with a buy-and-hold strategy, as its fair market value indicates stability in an area with strong housing demand due to its proximity to Lisbon. With a decent yield of 4.7% and a condition rating of 85/100, the house holds promise for appreciation over time within the growing Almada suburb. Short-term vacation rental The property’s valuation does not support a strong short-term vacation rental strategy, as its fair price limits potential return on investment in this competitive segment. Additionally, the local amenities and neighborhood rating do not lend themselves well to attracting vacationers, making this option less viable. Student housing Given its fair market valuation and the family-oriented nature of the home, targeting student housing is not an optimal strategy. The neighborhood rating indicates limited appeal for student renters, which might hamper the potential for stable occupancy rates. Luxury market Although the property boasts a luxurious five-bedroom layout, it is fairly priced and therefore lacks the appeal for an aspirational luxury market investment. The current valuation does not offer a competitive advantage in attracting high-end clientele, making this strategy less favorable.
Economic Vulnerability The economic stability score of 60/100 suggests potential fluctuations in the local market that may impact rental income reliability.
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