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, 1-bathroom apartment of 110 m² on the 2nd floor, energy rating C. Located on rua dos Pinheiros, 136, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment is located within a condominium that offers access to two golf courses and is only a five-minute drive to Fonte da Telha beach, enhancing its recreational appeal.
The valuation. The asking price of €450,000 is €24,285 (5.7%) above the fair value of €425,715, placing it in a relatively balanced position in the market while being slightly above fair. Verdict: fair. Buy-to-flip angle. A resale strategy targeting families or young professionals could yield a profit if positioned correctly, leveraging the proximity to Lisbon’s metropolitan appeal for future buyers. Buy-to-let angle. With an estimated rental income of €1,500/month, the gross yield stands at 4%, making this property ideal for long-term rental or buy-and-hold investment strategies.
Fair value modelled at €425,715 from 6 comparable sales in the area. Asking €450,000 sits €24,285 (5.7%) above — overpriced versus fair value.
Asking €450,000 versus the rua dos Pinheiros, 136 area baseline of €373,137 (€3,392/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €373,137, adjusted for condition and micro-location, gives a modelled fair value of €425,715 (€3,870/m²), a €24,285 (5.7%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Pinheiros, 136 | Subject | €450,000 | €4,091 | — | 70 | 64 |
| rua António Sardinha | Active | €325,000 | €3,652 | 10.7% | 74 | 65 |
| Charneca de Caparica e Sobreda · d7a48e | Active | €520,000 | €6,842 | 67.3% | 70 | 59 |
| rua António Sardinha | Active | €429,900 | €4,299 | 5.1% | 65 | 68 |
| rua Hugo Casaes | Active | €349,000 | €3,598 | 12.1% | 76 | 69 |
| Median comp | €389,450 | €3,976 | 2.8% | 72 | 67 |
Family rental The property presents a fair investment opportunity for family rentals given its spacious layout and suburban setting close to Lisbon, despite a modest score of 64 for the neighborhood. The strong connectivity and amenities cater well to families, maintaining demand despite a slight 5.7% gap to assessed fair value. Long-term rental With a gross yield of 4% and a fair valuation, this 2-bed apartment suits long-term rental investors looking to stabilize their income in a growing suburban market. The property's reasonable condition and accessibility to Lisbon enhance its attractiveness for prospective long-term tenants despite the slight overpricing. Buy-and-hold Investing in this apartment for a buy-and-hold strategy could be beneficial as its fair valuation aligns with the steady market dynamics in the Almada area. The property’s foundational attributes present potential for appreciation over time; however, investors should note the 5.7% gap from fair value when assessing future price movements.
Economic Volatility With an economic stability score of 70/100 and a tenant stability score of 65/100, there is a risk that economic fluctuations could lead to reduced tenant retention and potential vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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