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.
2-bedroom, 4-bathroom house of 172 m², built in 1992, energy rating E. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes a rustic restaurant with two kitchens designed for high production capacity and features a built-in brick oven for authentic pizza preparation.
The valuation. The asking price of €860,000 is positioned 7.7% below fair value at €931,613. This suggests the property is fairly priced, offering a reasonable transaction opportunity.
Fair value modelled at €931,613 from 6 comparable sales in the area. Asking €860,000 sits €71,613 (7.7%) below — the upside to fair value.
Asking €860,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €866,076 (€5,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €866,076, adjusted for condition and micro-location, gives a modelled fair value of €931,613 (€5,416/m²), a €71,613 (7.7%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · 51cf7d | Subject | €860,000 | €5,000 | — | 68 | 69 |
| Charneca de Caparica e Sobreda · 5b8819 | Active | €1,480,000 | €7,831 | 56.6% | 70 | 76 |
| Corroios · 4b997c | Active | €660,000 | €4,714 | 5.7% | 80 | 67 |
| rua da Fé | Active | €595,000 | €6,919 | 38.4% | 65 | 75 |
| Charneca de Caparica e Sobreda · 25f89e | Active | €930,000 | €6,118 | 22.4% | 78 | 62 |
| Median comp | €795,000 | €6,519 | 30.4% | 74 | 71 |
Long-term rental The property presents a gross yield of 2.7%, indicating a steady but modest return in a stable suburban market. Given the fair valuation of €860,000 against the fair value of €931,613, this investment can generate reliable cash flow but may not significantly appreciate in the short term. Buy-and-hold As a buy-and-hold investment, the property is fairly valued and is situated in a location with moderate tenant turnover and lower crime rates, making it a feasible long-term asset. The current market dynamics suggest that while appreciation may be limited, the property can serve as a stable investment for years to come. Family rental Ideal for family rental situations, this property offers a spacious environment and decent amenities in a suburban setting, though it remains fairly valued at €860,000. The qualitative factors such as neighborhood safety and moderate tenant demand reinforce its potential as a consistent source of rental income for families.
Economic vulnerability With an economic stability score of 70, there is a moderate risk that economic downturns could adversely affect rental demand, while the tenant stability score of 65 suggests potential issues with tenant retention that could further impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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