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, 5-bathroom house of 246 m², built in 1996, energy rating C. Located on rua do Tojo, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property boasts a spacious 1356m² garden with a swimming pool and a barbecue area, making it ideal for outdoor entertaining and leisure activities.
The valuation. The asking price of €1,890,000 stands significantly above its fair value of €1,365,915, indicating an overvaluation of €524,085, or 38.4%. This suggests the property is overpriced for potential buyers. Buy-to-flip angle. The resale strategy for this property would focus on cosmetic upgrades to enhance appeal before listing it at a higher price point in the currently active market. Quick renovations leveraging the existing high-end materials could yield a profitable return. Buy-to-let angle. A rental strategy would target long-term family tenants, capitalizing on the estimated rental income of €5,040 per month, resulting in a gross yield of 3.2%. The location's proximity to urban amenities supports consistent tenant demand.
Fair value modelled at €1,365,915 from 6 comparable sales in the area. Asking €1,890,000 sits €524,085 (38.4%) above — overpriced versus fair value.
Asking €1,890,000 versus the rua do Tojo area baseline of €1,126,351 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,126,351, adjusted for condition and micro-location, gives a modelled fair value of €1,365,915 (€5,553/m²), a €524,085 (38.4%) gap versus the €1,890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Tojo | Subject | €1,890,000 | €7,683 | — | 90 | 68 |
| rua do Tojo | Active | €1,890,000 | €4,725 | 38.5% | 85 | 62 |
| rua dos Gladíolos | Active | €1,890,000 | €9,895 | 28.8% | 85 | 64 |
| Charneca de Caparica e Sobreda · 1f356d | Active | €750,000 | €4,518 | 41.2% | 70 | 64 |
| travessa Room | Active | €1,300,000 | €4,262 | 44.5% | 70 | 66 |
| Median comp | €1,595,000 | €4,622 | 39.8% | 78 | 64 |
Long-term rental The property's current listing price represents a significant gap of 38.4% from its fair value, indicating it's overpriced relative to the potential rental income. With a gross yield of 3.2%, investing in this property for long-term rental may yield disappointing returns due to its inflated price. Family rental Given the property's size and condition rating of 84/100, it may attract families looking for spacious living options. However, with the property being overpriced by 38.4%, the investment may not perform as expected in this segment. Buy-and-hold While the proximity to urban amenities may suggest long-term growth potential, the property is currently overpriced at €1,890,000 compared to its fair value. The inflated price diminishes the prospects of a successful buy-and-hold strategy, as it limits upside potential in the future. Not ideal for: Luxury market, Short-term vacation rental, Student housing.
Economic Volatility The property faces a risk due to its moderate economic stability score of 65/100, which may indicate potential fluctuations in market conditions that could affect rental income and property value. Tenant Turnover The tenant stability score of 70/100 suggests a possibility of increased turnover, impacting consistent cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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