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 217 m², energy rating A. Located on rua Dom Manuel II, 11, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This property features a private pool and solar panels, enhancing both leisure and energy efficiency, while meticulously designed balconies and a terrace serve as inviting outdoor living spaces.
The valuation. The asking price of €867,000 sits €76,581 (9.7%) above the fair value of €790,419, indicating a fair valuation relative to current market conditions.
Fair value modelled at €790,419 from 6 comparable sales in the area. Asking €867,000 sits €76,581 (9.7%) above — overpriced versus fair value.
Asking €867,000 versus the rua Dom Manuel II, 11 area baseline of €742,275 (€3,421/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €742,275, adjusted for condition and micro-location, gives a modelled fair value of €790,419 (€3,642/m²), a €76,581 (9.7%) gap versus the €867,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Manuel II, 11 | Subject | €867,000 | €3,995 | — | 86 | 69 |
| Charneca de Caparica e Sobreda · 3df576 | Active | €980,000 | €3,698 | 7.4% | 84 | 69 |
| Charneca de Caparica e Sobreda · 800096 | Active | €835,000 | €3,479 | 12.9% | 75 | 69 |
| Charneca de Caparica e Sobreda · 3894f3 | Active | €698,000 | €3,187 | 20.2% | 75 | 69 |
| Corroios · 622974 | Active | €764,000 | €3,587 | 10.2% | 75 | 70 |
| Median comp | €799,500 | €3,533 | 11.6% | 75 | 69 |
Long-term rental With a fair value of €790,419 versus a listing price of €867,000, this property offers a moderate gap that may limit potential long-term rental pricing. The 3.9% gross yield reflects a fair opportunity, but investors should consider the neighborhood's rating of 69/100 when assessing tenant demand over time. Family rental Given its size and favorable proximity to Lisbon, this 4-bed house is well-suited for family rentals; however, the current price of €867,000 appears just on the cusp of market expectations. The property's condition score of 82/100 supports its potential appeal to families seeking quality living spaces, albeit at a fair pricing level. Buy-and-hold As a buy-and-hold investment, this property may yield reasonable returns, but its current pricing suggests it may not outperform expectations in the long term. With a fair market value and the backdrop of Lisbon's solid employment market, careful management will be necessary to maintain attractive yields over time.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and inconsistent rental income.
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