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 472 m², built in 2003, energy rating A. Located on rua das Mimosas, 25, Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. Noteworthy Features: The villa features a climate-controlled wine cellar and offers panoramic views of the adjacent golf course, enhancing both luxury and leisure experiences.
The valuation. The asking price of €2,600,000 is €316,847 (13.9%) above the fair value of €2,283,153, indicating this property is overpriced in the current market.
Fair value modelled at €2,283,153 from 6 comparable sales in the area. Asking €2,600,000 sits €316,847 (13.9%) above — overpriced versus fair value.
Asking €2,600,000 versus the rua das Mimosas, 25 area baseline of €1,861,496 (€3,944/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €1,861,496, adjusted for condition and micro-location, gives a modelled fair value of €2,283,153 (€4,837/m²), a €316,847 (13.9%) gap versus the €2,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Mimosas, 25 | Subject | €2,600,000 | €5,508 | — | 86 | 71 |
| rua Cabo Espichel, 17 | Active | €1,575,000 | €4,688 | 14.9% | 80 | 68 |
| rua Cabo Espichel | Active | €1,575,000 | €4,688 | 14.9% | 78 | 66 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 17.7% | 85 | 73 |
| Charneca de Caparica e Sobreda · 6226e3 | Active | €1,900,000 | €4,987 | 9.5% | 75 | 68 |
| Median comp | €1,575,000 | €4,688 | 14.9% | 79 | 68 |
Long-term rental The property is priced at €2,600,000, significantly above its fair value of €2,283,153, indicating it is overly priced at a 13.9% premium. With a gross yield of 3.7%, the investment lacks the potential for attractive long-term returns, especially in a neighborhood rated 71/100 for tenant quality. Family rental Given the property’s fair value suggests a 13.9% overpricing, it is not positioned well for family rental opportunities in the market. While the location offers good amenities and access to Lisbon, the high entry price limits potential profitability for family-oriented tenants. Buy-and-hold At a listing price of €2,600,000 compared to a fair value of €2,283,153, this property represents an underwhelming buy-and-hold opportunity due to its 13.9% overpricing. While the surrounding suburban area may provide stability, the high initial investment may hinder long-term appreciation prospects.
Economic Vulnerability The property faces economic risks due to a stability score of 65/100, indicating potential fluctuations in market conditions that could impact rental income and property value.
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