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, 3-bathroom duplex of 155 m², built in 1976, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This duplex uniquely offers a private office and two valuable storage rooms in the basement, enhancing functionality and convenience for families or remote workers.
The valuation. The asking price of €495,000 is 1.7% above the fair value of €486,738. This property is considered overpriced based on current market assessments.
Fair value modelled at €486,738 from the area baseline, adjusted for condition and location. Asking €495,000 sits €8,262 (1.7%) above — overpriced versus fair value.
Asking €495,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €447,640 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 76 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 75 · 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 €447,640 + condition -€3,875 + location +€42,973 = modelled fair value of €486,738 (€3,140/m²), a €8,262 (1.7%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 49b8a6 | Subject | €495,000 | €3,194 | — | 70 | 74 |
| Laranjeiro e Feijó · ac99df | Active | €287,000 | €3,086 | 3.4% | 74 | 74 |
| rua Gaspar Correia | Active | €342,500 | €3,460 | 8.3% | 75 | 78 |
| parque da Paz | Active | €365,000 | €3,042 | 4.8% | 65 | 77 |
| Laranjeiro e Feijó · 0015e1 | Active | €365,000 | €3,042 | 4.8% | 65 | 78 |
| Median comp | €353,750 | €3,064 | 4.1% | 70 | 78 |
Long-term rental Given the current listing price of €495,000, which is 1.7% above its fair value of €486,738, this property is overpriced and may deter potential tenants in the long run. A yield of 3.5% gross does not justify the elevated entry cost, especially in a neighbourhood rated 74/100 for livability. Buy-and-hold While the property is situated in a suburban area with relatively low crime rates, the asking price of €495,000 exceeds its fair value of €486,738, suggesting it is overpriced. This scenario presents a challenge for appreciation over time, as the market may not absorb the high price effectively. Family rental With a gross yield of 3.5%, the property priced at €495,000 does not seem appealing for family rentals, especially considering it is overpriced at 1.7% over its fair value. The condition rating of 73/100 suggests that further investment may be necessary, compounding the issue of an already high acquisition cost.
Tenant turnover risk With a Tenant Stability score of 65/100, there is an increased risk of tenant turnover, which can impact rental income and increase costs associated with re-leasing the property.
