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 72 m², built in 1988. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment boasts good sun exposure and is conveniently located just minutes away from public transportation and essential amenities, enhancing day-to-day living experience.
The valuation. The asking price of €295,000 is significantly above the fair value of €212,441, representing an excess of €82,559 (28.0%). The property is overpriced and does not align with market expectations.
Fair value modelled at €212,441 from the area baseline, adjusted for condition and location. Asking €295,000 sits €82,559 (28.0%) above — overpriced versus fair value.
Asking €295,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €247,176 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal
Area baseline €247,176 + condition -€14,625 + location +€19,130 = modelled fair value of €212,441 (€2,951/m²), a €82,559 (28.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 001bf1 | Subject | €295,000 | €4,097 | — | 65 | 73 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 90daaa | Active | €215,000 | €2,905 | 29.1% | — | 79 |
| largo Henrique Pinto | Active | €262,500 | €3,500 | 14.6% | — | 71 |
| Laranjeiro e Feijó · 6fbc3b | Active | €250,000 | €4,167 | 1.7% | 65 | 74 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 99f2c1 | Active | €255,000 | €3,400 | 17.0% | 67 | 76 |
| Median comp | €252,500 | €3,450 | 15.8% | 66 | 75 |
Long-term rental The property is currently overpriced at €295,000, compared to its fair value of €212,441, indicating a significant 28.0% gap. Additionally, with a gross yield of only 3%, the returns do not justify the investment in a competitive rental market. Family rental While this 2-bed apartment is in a decent neighborhood with a score of 73/100, its asking price is excessively high at €295,000 against a fair market value of €212,441. The potential for family tenants may not be enough to offset the low yield of 3% while facing a notable price premium. Buy-and-hold Given its fair value of €212,441 versus the listing price of €295,000, the apartment is priced 28.0% above where it should be, suggesting a lack of long-term capital appreciation potential. The modest yield of 3% further reinforces that holding this property at the current price may not lead to favorable investment outcomes.
Tenant turnover risk The tenant stability score of 65/100 suggests a moderate risk of turnover, which could impact rental income and necessitate additional leasing costs.
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