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 78 m², energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment features two closed balconies, enhancing living space and offering a serene outdoor experience in a central location with quick metro access.
The valuation. The asking price of €375,000 is significantly higher than the fair value of €247,551, representing an overpriced status by €127,449 (34.0%). This price makes it less attractive for investors seeking value-driven opportunities.
Fair value modelled at €247,551 from the area baseline, adjusted for condition and location. Asking €375,000 sits €127,449 (34.0%) above — overpriced versus fair value.
Asking €375,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €270,114 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal
Area baseline €270,114 + condition +€4,266 + location +€18,021 = modelled fair value of €247,551 (€3,174/m²), a €127,449 (34.0%) gap versus the €375,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · dc152c | Subject | €375,000 | €4,808 | — | 80 | 70 |
| rua João Jacinto de Magalhães | Active | €295,000 | €4,683 | 2.6% | 78 | 73 |
| rua Prior do Crato | Active | €498,000 | €6,640 | 38.1% | 80 | 80 |
| Estrela · 93892a | Active | €535,000 | €8,917 | 85.5% | 80 | 79 |
| rua Maestro António Taborda, 32 | Active | €365,000 | €5,615 | 16.8% | 76 | 80 |
| Median comp | €431,500 | €6,128 | 27.5% | 79 | 80 |
Long-term rental With a gross yield of only 3%, the investment in this property does not justify its current listing price of €375,000, which is significantly above the fair value of €247,551. While the suburban location offers strong housing demand, the pricing may deter potential long-term tenants due to affordability constraints. Buy-and-hold Holding onto this property in Cova da Piedade at the current price appears unfavorable, as it is overpriced by 34% compared to fair market value. The property may appreciate over time, but the significant gap between the listing price and fair value indicates a prudent investor should reassess the potential for profit in this buy-and-hold strategy. Family rental While the neighborhood scores reasonably well with amenities and low crime rates, the €375,000 asking price makes this property less competitive in the family rental market. Families often seek affordable housing options, and this property’s price above fair value could limit its attractiveness to potential renters looking for value and comfort.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased tenant turnover, which can lead to higher vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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