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 86 m², built in 1989, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment's exclusive 60 m² yard offers a rare outdoor space in an urban setting, while the private garage adds significant convenience for residents.
The valuation. The asking price of €299,000 is above the fair value of €277,423 by €21,577, representing a 7.2% premium. This indicates that the property is overpriced based on current market conditions.
Fair value modelled at €277,423 from the area baseline, adjusted for condition and location. Asking €299,000 sits €21,577 (7.2%) above — overpriced versus fair value.
Asking €299,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €297,818 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 78 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · 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 €297,818 + condition +€3,225 + location +€25,830 = modelled fair value of €277,423 (€3,226/m²), a €21,577 (7.2%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · b7c258 | Subject | €299,000 | €3,477 | — | 78 | 76 |
| rua de São Lourenço Poente | Active | €285,000 | €3,032 | 12.8% | 72 | 73 |
| praça do Comércio, 7 | Active | €590,000 | €3,576 | 2.8% | 80 | 80 |
| rua Bento de Jesus Caraça | Active | €375,000 | €3,178 | 8.6% | 70 | 74 |
| Laranjeiro e Feijó · 6fb8a0 | Active | €365,000 | €2,920 | 16.0% | 74 | 82 |
| Median comp | €370,000 | €3,105 | 10.7% | 73 | 77 |
Long-term rental The property is currently overpriced by 7.2% compared to its fair value, making it a less attractive option for long-term rental investors seeking immediate ROI. With a gross yield of only 4.1% and the risk associated with higher rent costs, this investment lacks the favorable conditions needed for solid cash flow. Family rental Given its proximity to Lisbon and lower crime rates, the property may appeal to families; however, its 7.2% gap from fair value suggests that these advantages are not reflected in the price. The combination of a decent neighborhood rating of 76/100 and the high listing price creates a constraint for family rental prospects. Buy-and-hold Investing in this property for the long term is challenged by its current price being 7.2% above fair value, limiting potential appreciation gains. While the neighborhood offers a decent score of 76/100, the overpriced status makes it a less compelling buy-and-hold strategy for capital growth.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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