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 80 m², built in 1986, energy rating C. Located on praça Gil Vicente, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This property boasts a large open balcony perfect for outdoor relaxation and enjoys panoramic views of the illuminated fountain and river, enhancing its appeal.
The valuation. The asking price of €320,000 signifies a significant markup of €68,682 or 21.5% above the fair value of €251,318. This valuation indicates that the property is overpriced and may deter many potential investors.
Fair value modelled at €251,318 from the area baseline, adjusted for condition and location. Asking €320,000 sits €68,682 (21.5%) above — overpriced versus fair value.
Asking €320,000 versus the praça Gil Vicente area baseline of €274,640 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praça Gil Vicente
Area baseline €274,640 + condition -€3,750 + location +€24,028 = modelled fair value of €251,318 (€3,141/m²), a €68,682 (21.5%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Gil Vicente | Subject | €320,000 | €4,000 | — | 70 | 76 |
| rua do Clube Recreativo da Ramalha S / N | Active | €310,000 | €4,026 | 0.6% | 72 | 75 |
| rua dos Eucaliptos S / N | Active | €235,000 | €3,790 | 5.2% | 72 | 70 |
| rua Ilha de São Tomé, 2 | Active | €320,000 | €3,678 | 8.0% | 70 | 77 |
| rua José Malheiro S / N | Active | €279,000 | €3,930 | 1.8% | 74 | 80 |
| Median comp | €294,500 | €3,860 | 3.5% | 72 | 76 |
Long-term rental The property is overpriced by 21.5% relative to its fair value, which limits its attractiveness as a long-term rental investment. With a gross yield of only 3.7%, the potential return does not justify the high asking price in this suburban area of Lisbon. Buy-and-hold With a significant price gap indicating that the property is overpriced, holding onto it may yield minimal appreciation over the long term. The current valuation does not support a strategic buy-and-hold approach, particularly given the 3.7% gross yield. Family rental While the neighborhood rates favorably in safety and amenities, the property’s 21.5% overpricing makes it less appealing for use as a family rental. Families might seek better value elsewhere, especially with rental yields as low as 3.7%. Not ideal for short-term vacation rental Given its overpriced valuation and the current market conditions, this property does not align well for short-term vacation rental prospects. The gross yield of 3.7% implies that it would struggle to attract high occupancy rates in a competitive market. Not ideal for student housing The property’s significant overpricing renders it an unfavorable option for student housing, where affordable accommodations are typically prioritized. Additionally, the 3.7% gross yield indicates insufficient financial return for this demographic.
Tenant turnover risk The tenant stability score of 70/100 suggests a relatively higher risk of turnover, potentially leading to increased vacancy periods and costs associated with re-leasing the property.
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