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.
4-bedroom, 3-bathroom house of 158 m², energy rating A. Located on avenida Dom Fernando, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property includes a sophisticated outdoor dining area with grill and a generous free land perfect for future expansions or outdoor activities.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €726,800, representing an excess of €523,200 (72.0%). This property is clearly overpriced within the current market context.
Fair value modelled at €726,800 from 6 comparable sales in the area. Asking €1,250,000 sits €523,200 (72.0%) above — overpriced versus fair value.
Asking €1,250,000 versus the avenida Dom Fernando area baseline of €679,234 (€4,299/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 below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €679,234, adjusted for condition and micro-location, gives a modelled fair value of €726,800 (€4,600/m²), a €523,200 (72.0%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Fernando | Subject | €1,250,000 | €7,911 | — | 80 | 63 |
| Corroios · be9577 | Active | €1,490,000 | €6,157 | 22.2% | 80 | 80 |
| Charneca de Caparica e Sobreda · 5da17b | Active | €668,000 | €4,453 | 43.7% | 79 | 69 |
| rua Vale de Cavala, 25 | Active | €895,000 | €4,475 | 43.4% | 75 | 67 |
| Charneca de Caparica e Sobreda · 622a23 | Active | €567,000 | €4,725 | 40.3% | 80 | 78 |
| Median comp | €781,500 | €4,600 | 41.9% | 80 | 74 |
Long-term rental The current listing price of €1,250,000 significantly exceeds the fair value of €726,800, indicating the property is overpriced by 72%. With a gross yield of only 2.3%, the investment return is not appealing for long-term rental prospects in this suburban Lisbon location. Buy-and-hold The €1,250,000 asking price positions this property well above its fair market value of €726,800, resulting in an unsettling 72% overvaluation. Given the low yield of 2.3%, holding this property in anticipation of future price appreciation may not yield satisfying returns. Family rental At €1,250,000, the property is notably overpriced against its fair valuation of €726,800, showing a striking gap of 72%. The return on a family rental is limited by the low gross yield of 2.3%, making it less appealing in a typical suburban area with moderate amenities and safety concerns.
Economic Vulnerability The property faces risks due to its moderate economic stability score of 70/100, potentially affecting future rental income and property value appreciation.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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