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, 4-bathroom house of 180 m², built in 1950, energy rating B. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Property Features: The property includes a 336 m² plot with landscaped outdoor space, offering potential for a garden or entertainment area. Location: Situated in a central location, it boasts proximity to schools and excellent transport links.
The valuation. The asking price of €850,000 is significantly above the fair value of €602,641, indicating that the property is overpriced by €247,359 (29.1%). This discrepancy raises concerns for potential investors.
Fair value modelled at €602,641 from the area baseline, adjusted for condition and location. Asking €850,000 sits €247,359 (29.1%) above — overpriced versus fair value.
Asking €850,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €623,340 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 (Condition 85 · Materials 90 · Room dimensions 90). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal
Area baseline €623,340 + condition +€22,500 + location +€60,301 = modelled fair value of €602,641 (€3,348/m²), a €247,359 (29.1%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 93893c | Subject | €850,000 | €4,722 | — | 85 | 79 |
| rua Latino Coelho | Active | €450,000 | €3,846 | 18.6% | 73 | 73 |
| largo de Santos, 24 | Active | €4,950,000 | €10,832 | 129.4% | 82 | 81 |
| Estrela · 6d5482 | Active | €5,500,000 | €13,126 | 178.0% | 82 | 79 |
| rua Capitão Leitão | Active | €365,000 | €3,318 | 29.7% | 80 | 75 |
| Median comp | €2,700,000 | €7,339 | 55.4% | 81 | 77 |
Long-term rental The current market for long-term rentals in Almada shows limited potential due to the property's overpriced listing compared to its fair value, which is 29.1% lower. With a gross yield of only 3.8%, investors may find this strategy less attractive given the property’s high purchase cost relative to rental income. Family rental Given its condition score of 89/100 and the neighborhood rating of 79/100, this property may appeal to families looking for quality housing near Lisbon, but its overpriced status undermines its potential as a lucrative family rental. The gap against the fair value indicates that the financial commitment may not be justified for prospective tenants seeking affordable family accommodations. Buy-and-hold While the property appears well-maintained with an excellent condition rating, its overpriced status suggests that holding onto this asset may not yield the expected long-term capital appreciation. The 29.1% gap from fair value could represent a significant opportunity cost, making this strategy less appealing for buy-and-hold investors considering future market fluctuations.
Economic Dependence Risk The economic stability score of 80 indicates a strong economy, but the tenant stability score of 75 suggests a moderate risk of tenant turnover, which could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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