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 apartment of 90 m² on the 4th floor, energy rating C. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment offers unobstructed sea views from the private balcony and includes high-quality finishes with modern built-in appliances in a spacious, open-concept living area.
The valuation. The asking price of €435,000 is significantly above the calculated fair value of €366,875, representing an overpricing of €68,125 (18.6%). This discrepancy suggests the property is not a sound investment opportunity.
Fair value modelled at €366,875 from 6 comparable sales in the area. Asking €435,000 sits €68,125 (18.6%) above — overpriced versus fair value.
Asking €435,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €354,295 (€3,937/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €354,295, adjusted for condition and micro-location, gives a modelled fair value of €366,875 (€4,076/m²), a €68,125 (18.6%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 76b211 | Subject | €435,000 | €4,833 | — | 82 | 72 |
| avenida Dom Nuno Álvares Pereira | Active | €385,000 | €4,278 | 11.5% | 85 | 77 |
| Charneca de Caparica e Sobreda · 19f452 | Active | €429,900 | €4,299 | 11.1% | 85 | 71 |
| rua da Niza, 12 | Active | €333,500 | €3,369 | 30.3% | 80 | 67 |
| rua Bento Jesus Caraça S / N | Active | €390,000 | €4,588 | 5.1% | 73 | 75 |
| Median comp | €387,500 | €4,289 | 11.3% | 83 | 73 |
Long-term rental The 3-bed apartment is currently overpriced at €435,000, which is 18.6% above the fair value of €366,875, leading to a reduced yield of 3.5%. With a neighbourhood rating of 72/100, long-term rental prospects are tempered by the high purchase price, making it less appealing for sustained investment returns. Family rental Given the apartment's listing price significantly exceeds its fair value, it may pose challenges for attracting families looking for suitable rental options. The gross yield of 3.5% does not compensate for the 18.6% gap from fair value, resulting in a less than ideal investment environment for family rentals. Buy-and-hold This property, while situated in a growing area of Greater Lisbon, is overpriced by €68,125 compared to its assessed fair value. The long-term investment strategy becomes questionable due to the diminished yield and the high acquisition cost, potentially impacting overall capital growth.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate level of tenant retention, indicating a potential risk of increased vacancy rates and associated costs if tenants frequently change.
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