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 85 m², energy rating D. Located on travessa João Black, 13, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious partially covered outdoor area, ideal for leisure and gatherings, enhancing its appeal as a modern living space in a serene neighborhood.
The valuation. The asking price of €360,000 is significantly above the fair value of €273,723, exceeding by €86,277 or 24.0%. This property is overpriced compared to current market conditions.
Fair value modelled at €273,723 from the area baseline, adjusted for condition and location. Asking €360,000 sits €86,277 (24.0%) above — overpriced versus fair value.
Asking €360,000 versus the travessa João Black, 13 area baseline of €294,355 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
travessa João Black, 13
Area baseline €294,355 + condition +€6,641 + location +€21,602 = modelled fair value of €273,723 (€3,220/m²), a €86,277 (24.0%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa João Black, 13 | Subject | €360,000 | €4,235 | — | 78 | 72 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 0900c2 | Active | €309,500 | €4,240 | 0.1% | 80 | 74 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 4a804f | Active | €305,000 | €4,013 | 5.2% | 78 | 73 |
| Charneca de Caparica e Sobreda · b7beff | Active | €290,000 | €3,412 | 19.4% | 72 | 73 |
| rua Ramalho Ortigão S / N | Active | €278,000 | €3,915 | 7.6% | 72 | 72 |
| Median comp | €297,500 | €3,964 | 6.4% | 75 | 73 |
Long-term rental The property is currently listed at €360,000, representing a 24.0% premium over its fair value of €273,723, indicating that it's overpriced. Despite the neighbourhood's decent amenities and low crime rate, the low yield of 3.1% suggests insufficient returns for long-term investment purposes. Buy-and-hold With the property priced at €360,000, the gap from the fair value makes it an unappealing buy-and-hold investment, reinforcing the notion of it being overpriced. Investors seeking stability in a market with metropolitan access might find better opportunities that yield more favorable returns. Family rental At €360,000, the property exceeds its fair value by 24%, making it overpriced in the family rental segment. While the area offers a good living environment, the financial metrics do not support a strong case for family-oriented rental investments.
Potential Economic Instability With an economic stability score of 70/100, there is a risk that economic fluctuations could negatively impact property values or rental income.
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