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 100 m², built in 1988, energy rating C. Located on rua do Casal, 28, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa includes a well-appointed outdoor area with a private pool, ample dining space under a canopy, and sustainable energy solutions such as photovoltaic solar panels.
The valuation. The asking price of €633,000 is noticeably above the fair value of €540,693, creating an overvaluation of €92,307, or 17.1%. This indicates a lack of competitive pricing in the current market. Buy-to-flip angle. A potential resale strategy may involve modernizing certain features or enhancing curb appeal to attract buyers, although the property is already in good condition. A focus on local buyer demand could help in achieving a profitable flip. Buy-to-let angle. With an estimated gross yield of 3.2%, generating approximately €1,688 per month, this property presents a stable rental income opportunity. Its proximity to Lisbon adds value for families seeking convenient access to the city.
Fair value modelled at €540,693 from 6 comparable sales in the area. Asking €633,000 sits €92,307 (17.1%) above — overpriced versus fair value.
Asking €633,000 versus the rua do Casal, 28 area baseline of €489,484 (€4,895/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €489,484, adjusted for condition and micro-location, gives a modelled fair value of €540,693 (€5,407/m²), a €92,307 (17.1%) gap versus the €633,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Casal, 28 | Subject | €633,000 | €6,330 | — | 75 | 67 |
| Charneca de Caparica e Sobreda · 5ed0e7 | Active | €495,000 | €4,267 | 32.6% | 80 | 67 |
| Charneca de Caparica e Sobreda · 38b678 | Active | €570,000 | €4,286 | 32.3% | 65 | 73 |
| Charneca de Caparica e Sobreda · 25f89e | Active | €930,000 | €6,118 | 3.3% | 78 | 62 |
| Charneca de Caparica e Sobreda · 1e6681 | Active | €810,000 | €4,909 | 22.4% | 78 | 73 |
| Median comp | €690,000 | €4,598 | 27.4% | 78 | 70 |
Long-term rental The property is overpriced at €633,000 compared to a fair value of €540,693, creating a significant gap of 17.1%. With a gross yield of only 3.2%, it does not represent an attractive long-term rental investment at this price point. Family rental Given its listing price of €633,000, the property fails to align with its fair value of €540,693, indicating a 17.1% premium. This pricing diminishes its appeal for family rentals, where affordability and value are crucial for tenant attraction. Buy-and-hold With a fair value estimated at €540,693, the current asking price of €633,000 places the property at a 17.1% markup. This disparity raises concerns about the long-term viability of the buy-and-hold strategy as the return potential diminishes significantly at this price level.
Potential Economic Downturn The economic stability score of 65/100 indicates a moderate risk that economic fluctuations could impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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