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 61 m², built in 1955, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This ground floor apartment boasts two distinct outdoor spaces, including a private front area ideal for entertaining and a rear space featuring a barbecue and fruit trees.
The valuation. The asking price of €270,000 is significantly above the fair value of €185,836, translating to an excessive premium of €84,164 (31.2%). This property is clearly overpriced. Buy-to-flip angle. A buy-to-flip strategy is not advisable due to the high acquisition cost; potential profits may evaporate after renovation expenses. The current market conditions suggest limited opportunity for successful resale at a profit. Buy-to-let angle. The estimated gross yield of 4.1%, generating around €922 per month in rental income, presents a stable investment option. Long-term rentals appeal to families due to the suburban safety and proximity to schools.
Fair value modelled at €185,836 from the area baseline, adjusted for condition and location. Asking €270,000 sits €84,164 (31.2%) above — overpriced versus fair value.
Asking €270,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €211,243 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal
Area baseline €211,243 + condition -€7,244 + location +€16,912 = modelled fair value of €185,836 (€3,046/m²), a €84,164 (31.2%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 001b86 | Subject | €270,000 | €4,426 | — | 70 | 74 |
| rua do Vale S / N | Active | €365,000 | €5,368 | 21.3% | 70 | 92 |
| Alcântara · 6d5589 | Active | €385,000 | €7,700 | 74.0% | 69 | 84 |
| Misericórdia · 4bc671 | Active | €555,000 | €8,409 | 90.0% | 75 | 80 |
| Misericórdia · 41ffe8 | Active | €310,000 | €8,857 | 100.1% | 70 | 84 |
| Median comp | €375,000 | €8,055 | 82.0% | 70 | 84 |
Long-term rental This property is priced significantly above its fair value, which diminishes its investment appeal in the long-term rental market. With a gross yield of only 4.1% and a condition rating of 67/100, the return on investment may not justify the elevated purchase price. Buy-and-hold Given that the property is overpriced at €270,000 compared to its fair value of €185,836, it may struggle to appreciate in value significantly over time. While the area does offer access to Greater Lisbon's economic opportunities, the price gap presents a risk for a long-term hold strategy. Family rental The property is in a suburban setting that is conducive to families, yet its current listing price represents a 31.2% premium over fair value. This overvaluation could lead to potential difficulties in attracting family tenants, who are often price-sensitive in their housing decisions.
Economic Volatility The property may be at risk due to its economic stability score of 70/100, indicating potential fluctuations in the local economy that could affect rental income.
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