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 225 m², energy rating C. Located on rua Ruy Coelho, 9, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Unique Feature: The property features a contemporary design with high-end finishes, including a newly renovated bathroom with marble-effect tiles and a health-conscious saltwater pool. Outdoor Advantage: A spacious garden area complements the functional outdoor space, creating a private oasis.
The valuation. The asking price of €880,000 sits €73,050 (9.1%) above the fair value of €806,950. This property is fairly priced when viewed in the context of its premium features and condition.
Fair value modelled at €806,950 from 6 comparable sales in the area. Asking €880,000 sits €73,050 (9.1%) above — overpriced versus fair value.
Asking €880,000 versus the rua Ruy Coelho, 9 area baseline of €745,888 (€3,315/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 €745,888, adjusted for condition and micro-location, gives a modelled fair value of €806,950 (€3,586/m²), a €73,050 (9.1%) gap versus the €880,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ruy Coelho, 9 | Subject | €880,000 | €3,911 | — | 84 | 65 |
| Charneca de Caparica e Sobreda · 735492 | Active | €625,000 | €3,238 | 17.2% | 76 | 71 |
| Charneca de Caparica e Sobreda · 08ff6d | Active | €620,000 | €3,875 | 0.9% | 80 | 73 |
| Charneca de Caparica e Sobreda · 467ea0 | Active | €570,000 | €2,850 | 27.1% | 80 | 70 |
| Charneca de Caparica e Sobreda · 4d45c9 | Active | €799,000 | €3,474 | 11.2% | 75 | 69 |
| Median comp | €622,500 | €3,356 | 14.2% | 78 | 71 |
Long-term rental The property’s listing price of €880,000 reflects a fair value of €806,950, resulting in a 9.1% gap. Despite offering a 4% gross yield, the neighborhood’s rating of 65/100 suggests that long-term renters may seek alternatives with stronger community features. Family rental While this 4-bed house could be appealing to families, its fair value indicates it is priced fairly at €880,000 compared to €806,950. The condition rating of 80/100 provides a decent living space, but the local amenities rating of 65/100 could limit family appeal in seeking healthier living environments. Buy-and-hold With a fair valuation at €880,000 against a fair value of €806,950, the property provides a modest investment reception for buying and holding. The gross yield of 4% indicates a steady income stream, although the neighborhood’s limited desirability might hinder long-term appreciation potential.
Economic and Tenant Instability Risk With an economic stability score of 60/100 and a tenant stability score of 65/100, there is a heightened risk of economic fluctuations and tenant turnover affecting rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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