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, 4-bathroom house of 325 m², built in 2026, energy rating B. Located on avenida da Eira, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. The villa features a distinctive fossil cliff, enhancing its natural aesthetic while providing a unique backdrop to the meticulously maintained garden and saltwater swimming pool.
The valuation. The asking price of €1,074,990 is significantly above fair value, which is assessed at €870,924, representing an overvaluation of €204,066 (23.4%). This property is overpriced in the current market context.
Fair value modelled at €870,924 from 6 comparable sales in the area. Asking €1,074,990 sits €204,066 (23.4%) above — overpriced versus fair value.
Asking €1,074,990 versus the avenida da Eira area baseline of €774,122 (€2,382/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €774,122, adjusted for condition and micro-location, gives a modelled fair value of €870,924 (€2,680/m²), a €204,066 (23.4%) gap versus the €1,074,990 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da Eira | Subject | €1,074,990 | €3,308 | — | 85 | 73 |
| Charneca de Caparica e Sobreda · 15e220 | Active | €1,100,000 | €3,385 | 2.3% | 80 | 74 |
| rua Cidade de Tavira | Active | €749,000 | €3,045 | 7.9% | 82 | 68 |
| Charneca de Caparica e Sobreda · 19f747 | Active | €860,000 | €2,177 | 34.2% | 80 | 72 |
| rua Roque Gameiro | Active | €825,000 | €1,650 | 50.1% | 80 | 74 |
| Median comp | €842,500 | €2,611 | 21.1% | 80 | 73 |
Family rental The property is overpriced by 23.4% compared to its fair value, making it a less attractive option for families looking for rental stability. Despite the decent yield of 4.2%, the gap between listing price and fair market value suggests potential financial strain on tenants. Long-term rental With a gross yield of 4.2%, this property could appeal to long-term investors; however, its significant markup of 23.4% over fair value indicates that rental returns may not justify the investment. Renters may shy away from a property priced above market norms, leading to compromised rental occupancy rates. Buy-and-hold The current price of €1,074,990 positions this property 23.4% above its fair value, which may impede the buy-and-hold strategy's attractiveness due to lower potential appreciation. Investors should be cautious, as the high initial investment could limit returns over time as the market adjusts to reflect true values.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate likelihood of tenant turnover, which could lead to potential vacancy periods and increased costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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