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 76 m², built in 1965, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Location: Nestled in the historic center of Almada, this apartment offers breathtaking panoramic views of the Tagus River and Lisbon from the nearby Miradouro Boca do Vento. Access: Conveniently located near the ferry connection in Cacilhas and Metro Sul do Tejo station for easy commuting.**
The valuation. The asking price of €305,000 is significantly above the fair value of €244,431, creating a discrepancy of €60,569 (19.9%). This valuation indicates that the property is overpriced.
Fair value modelled at €244,431 from the area baseline, adjusted for condition and location. Asking €305,000 sits €60,569 (19.9%) above — overpriced versus fair value.
Asking €305,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €260,908 (€3,433/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 78 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal
Area baseline €260,908 + condition +€4,750 + location +€20,193 = modelled fair value of €244,431 (€3,216/m²), a €60,569 (19.9%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 4a804f | Subject | €305,000 | €4,013 | — | 78 | 73 |
| largo Soeiro Pereira Gomes, 7, 1ºD | Active | €240,000 | €4,000 | 0.3% | 75 | 76 |
| rua São João, 2 | Active | €275,000 | €3,716 | 7.4% | 74 | 74 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 0900c2 | Active | €309,500 | €4,240 | 5.6% | 80 | 74 |
| rua Eduardo Viana, 2 | Active | €500,000 | €4,167 | 3.8% | 75 | 74 |
| Median comp | €292,250 | €4,084 | 1.8% | 75 | 74 |
Long-term rental The property is currently overpriced at €305,000, significantly above the fair value of €244,431, which diminishes its attractiveness as a long-term rental investment. With a gross yield of only 3.7%, the returns do not justify the elevated purchase price in a suburban location. Family rental Given its condition rating of 79/100 and neighborhood rating of 73/100, the property may appeal to families seeking stability in a suburban area. However, the property’s listing price of €305,000 is not supported by the fair value estimate of €244,431, making it a less favorable option for family rental. Buy-and-hold While the suburban location of the property offers potential for stability, the current listing price is far from the fair value of €244,431, marking it as overpriced. The anticipated long-term gains do not compensate for the significant initial investment required at €305,000, especially in a market that yields only 3.7%. Not ideal for short-term vacation rental The property’s suburban location and pricing structure make it a less effective choice for short-term vacation rentals, where competitive pricing is crucial. Moreover, the current pricing point of €305,000 does not align with optimal yields commonly found in more tourist-centric areas. Not ideal for student housing With its suburban environment and proximity to Lisbon, the property lacks the necessary appeal for student housing that typically favors urban settings. The overpriced figure of €305,000 juxtaposed with the fair value indicates an unreasonably high bar for attracting student tenants.
Economic Dependence Risk The property is in an economically stable area with a score of 75, but tenant stability is relatively lower at 70, indicating potential risks in tenant retention and income consistency despite the favorable economic conditions.
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