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 house of 169 m², built in 1986, energy rating C. Located on rua 25 de Abril, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property includes a versatile attic space ideal for a home office or extra bedroom, and a generous outdoor area for gatherings and leisure activities.
The valuation. The asking price of €515,000 is €61,736 (13.6%) above the fair value of €453,264, indicating that the property is overpriced. This discrepancy suggests potential challenges for an investor seeking immediate value. Buy-to-flip angle. A resale strategy could involve making minor cosmetic updates to the dated fixtures, allowing for a quicker turnaround in a strong market. With sensible renovations, the property could appeal to first-time homebuyers. Buy-to-let angle. The current gross yield of 3.7% equates to an estimated €1,588 per month in rental income, providing a relatively stable cash flow. The property could attract long-term tenants, especially families, due to its size and location.
Fair value modelled at €453,264 from 6 comparable sales in the area. Asking €515,000 sits €61,736 (13.6%) above — overpriced versus fair value.
Asking €515,000 versus the rua 25 de Abril area baseline of €488,284 (€2,889/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €488,284, adjusted for condition and micro-location, gives a modelled fair value of €453,264 (€2,682/m²), a €61,736 (13.6%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €515,000 | €3,047 | — | 68 | 74 |
| rua Camilo Castelo Branco, 34 | Active | €370,000 | €2,643 | 13.3% | 58 | 65 |
| Charneca de Caparica e Sobreda · 28bca2 | Active | €449,000 | €2,721 | 10.7% | 62 | 79 |
| rua Cipriano Dourado, 5 | Active | €650,000 | €2,600 | 14.7% | 63 | 73 |
| Charneca de Caparica e Sobreda · 1f36bb | Active | €650,000 | €3,250 | 6.7% | 80 | 73 |
| Median comp | €549,500 | €2,682 | 12.0% | 63 | 73 |
Long-term rental The property in Charneca de Caparica e Sobreda shows a gross yield of only 3.7%, indicating less potential for investment return. Given its 13.6% gap versus fair value, it is overpriced for a long-term rental strategy. Family rental While the neighbourhood scores a decent 74/100, reflecting a suitable environment for families, the property’s price of €515,000 makes it less appealing for family rentals. The above market rate at 13.6% compared to fair value signifies that this option is not cost-effective. Buy-and-hold Investing in a buy-and-hold strategy is presently unattractive given the property’s valuation at €515,000, which far exceeds the fair value of €453,264. This overpricing, reflected in the 13.6% differential, diminishes long-term growth potential in this strategy.
Economic Sensitivity The property has a moderate economic stability score of 70/100, indicating vulnerability to economic downturns that could impact rental income and occupancy rates. Tenant Volatility With a tenant stability score of 70/100, there is a risk of higher tenant turnover, potentially leading to increased vacancy periods and costs associated with re-letting the property.
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