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 70 m², energy rating D. Located on rua Afonso de Paiva, 15, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. This property features a generous 34.80 m² private outdoor space, ideal for enhancing livability through landscaping or outdoor entertaining.
The valuation. The asking price of €265,000 is significantly above the fair value of €184,270, reflecting an overvaluation of €80,730 (30.5%). This suggests that the property is priced in an excessively optimistic manner compared to its fundamental value.
Fair value modelled at €184,270 from the area baseline, adjusted for condition and location. Asking €265,000 sits €80,730 (30.5%) above — overpriced versus fair value.
Asking €265,000 versus the rua Afonso de Paiva, 15 area baseline of €202,160 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 41/100 (Condition 35 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
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.
rua Afonso de Paiva, 15
Area baseline €202,160 + condition -€37,297 + location +€19,407 = modelled fair value of €184,270 (€2,632/m²), a €80,730 (30.5%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Afonso de Paiva, 15 | Subject | €265,000 | €3,786 | — | 35 | 74 |
| Laranjeiro e Feijó · 99f1d3 | Active | €235,000 | €3,507 | 7.4% | 40 | 83 |
| rua da Boa Esperança, 8 | Active | €250,000 | €2,907 | 23.2% | 35 | 75 |
| rua Dom João IV S / N | Active | €215,000 | €3,308 | 12.6% | 30 | 76 |
| Laranjeiro e Feijó · 08ff7e | Active | €189,900 | €3,798 | 0.3% | 30 | 77 |
| Median comp | €225,000 | €3,408 | 10.0% | 33 | 77 |
Long-term rental The property is priced significantly above its fair value by 30.5%, indicating that it may not yield the expected returns for a long-term rental strategy, with a gross yield of only 3.6%. Additionally, the condition rating of 41/100 suggests potential renovation costs that could further impact profitability. Family rental While the neighborhood boasts a commendable score of 74/100 and good amenities for families, the property remains overpriced at €265,000 compared to its fair value of €184,270. This gap might deter prospective tenants seeking affordable family housing options. Buy-and-hold Investing in this property as a buy-and-hold asset appears risky, given its 30.5% mark-up over fair value and the low gross yield of 3.6%. Potential appreciation would need to compensate for the current overpricing which is unlikely in the short term under the current conditions. Not ideal for short-term vacation rental, luxury market, student housing This property does not align with the typical demands of short-term vacation rentals or the luxury market, where higher quality is expected. Moreover, given its average neighborhood characteristics and pricing, it may fail to attract student tenants looking for affordable options.
Tenant turnover risk The combination of a Tenant Stability score of 70/100 indicates a moderate likelihood of tenant turnover, which may lead to increased vacancy periods and potential revenue loss.
