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, 7-bathroom house of 563 m², built in 2010, energy rating E. Located on rua dos Lírios Herdade da Aroeira, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This villa boasts a sophisticated KNX intelligent home system allowing mobile control, and a fully equipped basement cinema with 4K projection and high-end sound system.
The valuation. The asking price of €3,100,000 exceeds the fair value of €2,750,260 by €349,740 (12.7%). This property is overpriced considering its valuation metrics.
Fair value modelled at €2,750,260 from 6 comparable sales in the area. Asking €3,100,000 sits €349,740 (12.7%) above — overpriced versus fair value.
Asking €3,100,000 versus the rua dos Lírios Herdade da Aroeira area baseline of €2,157,127 (€3,831/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €2,157,127, adjusted for condition and micro-location, gives a modelled fair value of €2,750,260 (€4,885/m²), a €349,740 (12.7%) gap versus the €3,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Lírios Herdade da Aroeira | Subject | €3,100,000 | €5,506 | — | 93 | 68 |
| Charneca de Caparica e Sobreda · 99f346 | Active | €3,250,000 | €5,773 | 4.8% | 85 | 69 |
| Charneca de Caparica e Sobreda · 829041 | Active | €2,800,000 | €4,770 | 13.4% | 82 | 65 |
| Charneca de Caparica e Sobreda · 483c85 | Active | €1,900,000 | €5,000 | 9.2% | 90 | 65 |
| rua do Tojo | Active | €1,890,000 | €4,725 | 14.2% | 85 | 62 |
| Median comp | €2,350,000 | €4,885 | 11.3% | 85 | 65 |
Long-term rental The property is priced at €3,100,000, which is 12.7% above the assessed fair value of €2,750,260, indicating it is overpriced. A gross yield of 4.1% does not sufficiently compensate for this overvaluation, making it less attractive for long-term rental investment. Family rental Although the property is suited for family living, its listing price of €3,100,000 effectively renders it overpriced by 12.7% compared to the fair value of €2,750,260. The current yield of 4.1% suggests that potential returns may not justify such a high entry cost for families seeking rental options. Buy-and-hold At a listing price of €3,100,000, the property is 12.7% above the fair value of €2,750,260, labeling it as overpriced for long-term investment strategies. The anticipated long-term appreciation of the area may not offset the immediate disadvantage of a 4.1% yield against this elevated purchase price.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could impact rental income and increase vacancy rates.
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