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 165 m², built in 1996, energy rating C. Located on praça do Comércio, 7, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment features a covered terrace with barbecue, perfect for outdoor entertaining, and includes a box garage for secure parking.
The valuation. The asking price of €590,000 is above fair value at €551,749, with a difference of €38,251 (6.5%). The property is considered overpriced, which may deter investment interest.
Fair value modelled at €551,749 from the area baseline, adjusted for condition and location. Asking €590,000 sits €38,251 (6.5%) above — overpriced versus fair value.
Asking €590,000 versus the praça do Comércio, 7 area baseline of €571,395 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
praça do Comércio, 7
Area baseline €571,395 + condition +€18,047 + location +€57,182 = modelled fair value of €551,749 (€3,344/m²), a €38,251 (6.5%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça do Comércio, 7 | Subject | €590,000 | €3,576 | — | 80 | 80 |
| rua Dom Francisco Xavier de Noronha | Active | €449,500 | €3,458 | 3.3% | 78 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 4a7cb8 | Active | €365,000 | €3,802 | 6.3% | 72 | 80 |
| avenida Arsenal do Alfeite, 56 | Active | €362,500 | €3,984 | 11.4% | 85 | 66 |
| parque da Paz | Active | €385,000 | €4,140 | 15.8% | 80 | 77 |
| Median comp | €375,000 | €3,893 | 8.9% | 79 | 76 |
Long-term rental The property is currently overpriced at €590,000, representing a 6.5% gap above its fair value of €551,749, which may limit potential returns. With a gross yield of only 2.7%, this investment lacks the profitability necessary for long-term rental viability in the current market. Family rental While the location offers modern amenities and a good neighborhood score of 80/100, the asking price of €590,000 suggests it is overpriced relative to the fair value of €551,749. This discrepancy combined with a low yield of 2.7% could deter potential family tenants seeking affordable accommodations. Buy-and-hold With a fair value of €551,749 compared to the listing price of €590,000, the property appears overpriced and may not provide sufficient long-term appreciation for a buy-and-hold strategy. The low gross yield of 2.7% indicates that holding this asset may not yield satisfactory financial returns over time.
Potential Market Volatility The property may face significant market fluctuations due to an economic stability score of 80/100, which indicates a moderate risk of downturn affecting rental income.
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