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 100 m², built in 2002, energy rating E. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy features: This apartment features balconies with unobstructed views, enhancing natural light throughout the spacious interior, and offers additional storage solutions for practical living.
The valuation. The asking price of €309,000 is above the fair value of €299,583, indicating the property is overpriced by €9,417 (3.0%). This suggests limited room for negotiation for buyers. Buy-to-flip angle. Given the current condition rating of 61/100, a renovation strategy could be implemented to improve finishes and modernize the space for resale after upgrades. This may generate a profit but presents risks associated with fluctuating market conditions. Buy-to-let angle. With a gross yield of 3.8% and an estimated rental income of €978/month, this property can provide steady cash flow. Its location in Greater Lisbon supports long-term rental demand, particularly appealing to families.
Fair value modelled at €299,583 from the area baseline, adjusted for condition and location. Asking €309,000 sits €9,417 (3.0%) above — overpriced versus fair value.
Asking €309,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €288,800 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 64 · Materials 60 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · 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 €288,800 + condition -€21,562 + location +€32,346 = modelled fair value of €299,583 (€2,996/m²), a €9,417 (3.0%) gap versus the €309,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 65a5d6 | Subject | €309,000 | €3,090 | — | 64 | 78 |
| avenida Dom Nuno Álvares Pereira | Active | €298,000 | €3,465 | 12.1% | — | 71 |
| rua Armando Cortesão, 25 | Active | €270,000 | €3,462 | 12.0% | 60 | 78 |
| avenida Dom Nuno Álvares Pereira, 56 | Active | €285,000 | €3,851 | 24.6% | 60 | 73 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 001bf1 | Active | €295,000 | €4,097 | 32.6% | 65 | 73 |
| Median comp | €290,000 | €3,658 | 18.4% | 60 | 73 |
Long-term rental Given the property's current listing price of €309,000, which exceeds its fair value of €299,583 by 3.0%, the rental yield of 3.8% may not sufficiently compensate for the elevated purchase cost. Additionally, while the neighborhood scores a solid 78/100, this does not mitigate the fact that the property is overpriced. Family rental With a property condition rating of 61/100 and a listing price that is above fair market value, it is unlikely that this apartment will attract family renters seeking value for money. Although the location benefits from high residential demand, the 3.0% gap from fair value positions the property as a less appealing option for families looking to rent. Buy-and-hold Investing in this apartment with its current price of €309,000 is risky, as it is above the fair value of €299,583, which could hinder future appreciation expected from a buy-and-hold strategy. Furthermore, while the neighborhood shows promise with an 78/100 rating, the overpriced nature of this property may limit long-term investment viability.
Economic downturn risk A slight decline in economic stability (80/100) while tenant stability stands at 75/100 may lead to increased vacancy rates and reduced rental income.
