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 100 m², built in 1991. Located on praceta Alfredo Keil, 9, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment boasts two balconies with stunning panoramic views of the river and mountains, enhancing outdoor living space and the home’s aesthetic appeal.
The valuation. The asking price of €395,000 is €70,015 (17.7%) above the fair value of €324,985, indicating that the property is overpriced compared to market standards.
Fair value modelled at €324,985 from the area baseline, adjusted for condition and location. Asking €395,000 sits €70,015 (17.7%) above — overpriced versus fair value.
Asking €395,000 versus the praceta Alfredo Keil, 9 area baseline of €288,800 (€2,888/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
praceta Alfredo Keil, 9
Area baseline €288,800 + condition -€781 + location +€36,966 = modelled fair value of €324,985 (€3,250/m²), a €70,015 (17.7%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Alfredo Keil, 9 | Subject | €395,000 | €3,950 | — | 72 | 82 |
| rua Adriano Correia de Oliveira S / N | Active | €299,000 | €3,437 | 13.0% | 73 | 72 |
| Laranjeiro e Feijó · 937657 | Active | €385,000 | €4,278 | 8.3% | 75 | 80 |
| praceta de Alvalade, 4 | Active | €372,500 | €3,617 | 8.4% | 72 | 76 |
| rua Vila do Seixal | Active | €315,000 | €3,500 | 11.4% | 74 | 76 |
| Median comp | €343,750 | €3,559 | 9.9% | 74 | 76 |
Long-term rental The property is overpriced at €395,000, which is 17.7% above the fair value of €324,985. With a gross yield of only 3.3%, the return on investment may not justify the high entry price, especially in a suburban area. Family rental As a family rental, this apartment may struggle to attract tenants given its valuation of €395,000, significantly exceeding the fair value of €324,985. The yield of 3.3% indicates limited rental potential, suggesting families might opt for more competitively priced alternatives. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less favorable due to its overpriced listing of €395,000 against a fair value of €324,985. The resulting gross yield of 3.3% further reinforces the concern that long-term appreciation may not offset the initial high investment cost.
Economic downturn risk A potential economic downturn could impact the economic stability score of 80/100, leading to reduced demand for rental properties and potential vacancies.
