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, 1-bathroom apartment of 87 m², built in 1970, energy rating C. Located on rua Ilha de São Tomé, 2, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Unique Feature: The apartment's 4th-floor location ensures breathtaking panoramic views of Lisbon and the Atlantic directly from every room, enhancing its appeal as an exceptional urban retreat.
The valuation. The asking price of €320,000 is significantly above the fair value of €273,634, reflecting an overpricing of €46,366, or 14.5%. Buyers should approach with caution given this disparity. Buy-to-flip angle. A resale strategy would necessitate renovations to enhance the average finishes, particularly in the bathrooms, targeting a rapid sell at a higher price point after improvements. Buy-to-let angle. With a gross yield of 3.5% and an estimated rental income of approximately €933 per month, the property holds potential for a steady cash flow in the long-term rental market, appealing to families seeking proximity to Lisbon.
Fair value modelled at €273,634 from the area baseline, adjusted for condition and location. Asking €320,000 sits €46,366 (14.5%) above — overpriced versus fair value.
Asking €320,000 versus the rua Ilha de São Tomé, 2 area baseline of €298,671 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 78 · Amenities 80 · Economic 82 · Tenant Quality 67). Strong amenities and housing-market momentum support a premium to baseline.
rua Ilha de São Tomé, 2
Area baseline €298,671 + condition -€4,758 + location +€27,136 = modelled fair value of €273,634 (€3,145/m²), a €46,366 (14.5%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ilha de São Tomé, 2 | Subject | €320,000 | €3,678 | — | 70 | 77 |
| rua de São Lourenço Poente | Active | €258,000 | €3,308 | 10.1% | 76 | 73 |
| Caparica e Trafaria · 6f4072 | Active | €248,000 | €3,351 | 8.9% | 72 | 68 |
| praça Gil Vicente | Active | €320,000 | €4,000 | 8.8% | 70 | 76 |
| Caparica e Trafaria · 032592 | Active | €269,500 | €3,593 | 2.3% | 72 | 75 |
| Median comp | €263,750 | €3,472 | 5.6% | 72 | 74 |
Long-term rental The property is overpriced at €320,000, with a fair value of only €273,634, which indicates a gap of 14.5%. With a gross yield of 3.5%, the investment return may not justify the high acquisition cost, making it less attractive for long-term rental purposes. Buy-and-hold Given the current price point of €320,000, which exceeds the fair value by 14.5%, the potential for appreciation is limited. While the neighbourhood score is 77/100, suggesting decent tenant quality, the high entry price undermines the long-term buy-and-hold strategy. Family rental The family rental market may find the property less appealing due to its overpriced nature at €320,000 compared to the fair value of €273,634. Although the location offers good suburban amenities and lower crime rates, the investment would not align well with family-oriented renters seeking value for money.
Tenant turnover risk: With a tenant stability score of 67/100, there is a potential risk of increased turnover and vacancy, which can affect rental income.
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