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, 4-bathroom house of 200 m², energy rating E. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: This property boasts an extensive 4,885 m² plot, providing exceptional outdoor space that can be developed into landscaped gardens or recreational areas, enhancing privacy and potential value.
The valuation. The asking price of €990,000 is significantly above the fair value of €625,985, representing an overvaluation of €364,015 (58.2%). This places the property beyond reasonable market expectations based on current conditions.
Fair value modelled at €625,985 from 6 comparable sales in the area. Asking €990,000 sits €364,015 (58.2%) above — overpriced versus fair value.
Asking €990,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €825,018 (€4,125/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 is below the parish average, reducing 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 €825,018, adjusted for condition and micro-location, gives a modelled fair value of €625,985 (€3,130/m²), a €364,015 (58.2%) gap versus the €990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 51cb24 | Subject | €990,000 | €4,950 | — | 35 | 72 |
| Corroios · 1e6311 | Active | €511,500 | €3,009 | 39.2% | 35 | 68 |
| Charneca de Caparica e Sobreda · dee581 | Active | €450,000 | €2,941 | 40.6% | 25 | 72 |
| rua Vila Morena | Active | €790,000 | €3,251 | 34.3% | — | 75 |
| Charneca de Caparica e Sobreda · 6d558d | Active | €450,000 | €2,941 | 40.6% | 30 | 72 |
| Median comp | €480,750 | €2,975 | 39.9% | 30 | 72 |
Long-term rental The property is significantly overpriced at €990,000 compared to its fair value of €625,985, resulting in a 58.2% gap that undermines its attractiveness for long-term rental. With a gross yield of only 2.7% and a condition rating of 30/100, the potential for consistent rental income is limited. Family rental Given the high listing price of €990,000, this property does not represent a sound investment for family rental opportunities, especially with a fair value of just €625,985. The 2.7% yield indicates a poor return, and the property's condition could deter families seeking quality living spaces. Buy-and-hold At €990,000, this property is overpriced relative to its fair value of €625,985, which may hinder long-term appreciation for a buy-and-hold strategy. The low yield of 2.7% coupled with a condition score of 30/100 further suggests that holding this asset may not yield favorable financial outcomes.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of increased turnover, which could lead to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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