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.
3-bedroom, 2-bathroom apartment of 110 m², energy rating C. Located on avenida 23 de Julho, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Feature: The property boasts an expansive 110m² private terrace, ideal for versatile outdoor living, complemented by excellent sun exposure for all-day enjoyment.
The valuation. The asking price of €489,000 exceeds the fair value of €361,927 by €127,073 (26.0%), indicating the property is overpriced. This disparity suggests limited room for negotiation and potential buyer hesitance.
Fair value modelled at €361,927 from the area baseline, adjusted for condition and location. Asking €489,000 sits €127,073 (26.0%) above — overpriced versus fair value.
Asking €489,000 versus the avenida 23 de Julho area baseline of €317,680 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 82 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida 23 de Julho
Area baseline €317,680 + condition +€13,750 + location +€30,497 = modelled fair value of €361,927 (€3,290/m²), a €127,073 (26.0%) gap versus the €489,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 23 de Julho | Subject | €489,000 | €4,445 | — | 85 | 74 |
| rua das Flores | Active | €335,000 | €3,526 | 20.7% | 72 | 77 |
| rua José Gomes Ferreira, 10 | Active | €395,000 | €4,341 | 2.4% | 72 | 79 |
| rua Cidade de Tete | Active | €295,000 | €2,810 | 36.8% | 73 | 81 |
| Corroios · 25f736 | Active | €320,000 | €2,909 | 34.6% | 85 | 76 |
| Median comp | €327,500 | €3,218 | 27.6% | 73 | 78 |
Long-term rental Given the current gross yield of 2.5%, this property may not offer attractive long-term rental income, especially when its listing price is 26% above the fair value of €361,927. Yield expectations may not align with the financial objectives of long-term investors in the current market context. Family rental While the neighborhood's schools and low crime rates make it appealing for families, the property’s pricing at €489,000 significantly exceeds its fair value, suggesting that it may not be the best investment for family rentals. Families seeking quality accommodations may find more competitive options at more reasonable prices in the vicinity. Buy-and-hold Investing in this property for a long-term buy-and-hold strategy could be challenging due to its substantial overpricing at €489,000 compared to the fair value of €361,927. The market may not support significant appreciation potential given the current conditions, limiting returns for hold investors. Not ideal for This property is not suitable for short-term vacation rental investments due to its suburban location and the high price relative to market expectations. With its positioning above the fair value, it also diverges from expectations in the luxury market and student housing sectors.
Economic Volatility Risk A score of 75/100 in economic stability suggests a moderate level of economic volatility that could impact property appreciation and rental income.
