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, 4-bathroom house of 370 m², energy rating A. Located Charneca de Caparica e Sobreda parish, Almada municipality, Setúbal district. This villa includes a heated pool with both saltwater and freshwater options, providing versatility for various preferences and enjoyment throughout the year.
The valuation. The asking price of €850,000 is significantly above the fair value of €749,496, reflecting an overvaluation of €100,504 (13.4%). Investors should exercise caution given the disparity between the listed price and market value.
Fair value modelled at €749,496 from 6 comparable sales in the area. Asking €850,000 sits €100,504 (13.4%) above — overpriced versus fair value.
Asking €850,000 versus the Charneca de Caparica e Sobreda, Almada, Setúbal area baseline of €592,196 (€1,601/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €592,196, adjusted for condition and micro-location, gives a modelled fair value of €749,496 (€2,026/m²), a €100,504 (13.4%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Charneca de Caparica e Sobreda · e54bcd | Subject | €850,000 | €2,297 | — | 96 | 75 |
| Charneca de Caparica e Sobreda · 8316e5 | Active | €630,000 | €2,000 | 12.9% | 82 | 72 |
| Charneca de Caparica e Sobreda · 831688 | Active | €630,000 | €2,000 | 12.9% | 80 | 76 |
| rua Bartolomeu Dias, 15 | Active | €539,500 | €2,051 | 10.7% | 75 | 74 |
| Charneca de Caparica e Sobreda · a8098b | Active | €630,000 | €2,000 | 12.9% | 78 | 75 |
| Median comp | €630,000 | €2,000 | 12.9% | 79 | 75 |
Long-term rental The property is currently overpriced at €850,000, with a fair value of €749,496, representing a 13.4% gap. While the gross yield of 5.8% may seem appealing, the premium price challenges the viability for sustainable long-term rental returns. Family rental Given its suburban location and family-friendly amenities, the property has potential; however, its current valuation renders it overpriced at €850,000. Families looking for spacious homes may be deterred by the high price relative to the fair market value of €749,496. Buy-and-hold The property’s condition score of 88/100 and reasonable urban amenities make it attractive for a buy-and-hold strategy, yet the current asking price of €850,000 is above fair value. With the fair value assessed at €749,496, the investment lacks a sound basis for future appreciation while holding such a significant price gap. Not ideal for luxury market The premium pricing of €850,000 does not align with the broader trends in the luxury market, which typically requires an elevated valuation relative to upscale amenities. Thus, attempting to position this property in the luxury segment could lead to poor returns in the current market context. Not ideal for short-term vacation rental The current price of €850,000 places this property outside the attractive pricing needed for short-term vacation rentals in the competitive Lisbon market. The high valuation discourages potential investors looking for appealing returns in the short-term rental landscape.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased 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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