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 70 m², built in 1994, energy rating B. Located on rua Doutor António Elvas, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. This property features an independent entrance, offering enhanced privacy, and has undergone a change of use from commercial to residential, enhancing its investment potential.
The valuation. The asking price of €249,500 is above fair value by €26,839, representing a 10.8% premium. This property is clearly overpriced given its fair value of €222,661.
Fair value modelled at €222,661 from the area baseline, adjusted for condition and location. Asking €249,500 sits €26,839 (10.8%) above — overpriced versus fair value.
Asking €249,500 versus the rua Doutor António Elvas area baseline of €242,410 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 80 · Materials 76 · Room dimensions 70). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor António Elvas
Area baseline €242,410 + condition +€1,094 + location +€19,407 = modelled fair value of €222,661 (€3,181/m²), a €26,839 (10.8%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor António Elvas | Subject | €249,500 | €3,564 | — | 80 | 74 |
| rua Armando Cortesão | Active | €284,000 | €3,087 | 13.4% | 78 | 74 |
| rua da Liberdade, 8 | Active | €297,000 | €3,300 | 7.4% | 75 | 69 |
| rua José Alves da Cunha | Active | €180,000 | €2,903 | 18.5% | 73 | 74 |
| rua dos Eucaliptos, 30 | Active | €200,000 | €3,333 | 6.5% | 68 | 76 |
| Median comp | €242,000 | €3,194 | 10.4% | 74 | 74 |
Long-term rental The property is priced at €249,500, which is 10.8% above its fair value of €222,661, suggesting a misalignment in market expectations. With a gross yield of 4%, this option may struggle to attract cost-sensitive tenants in a suburb offering only moderate urban amenities. Family rental Although this 2-bed apartment is located in a residential area that could appeal to families, its current listing price exceeds fair value by 10.8%. The combination of a decent condition score of 76/100 and a neighborhood rating of 74/100 may not justify this premium, diminishing its attractiveness for long-term family rentals. Buy-and-hold Investing in this property under the current market conditions presents challenges, given its listing price is 10.8% higher than the fair value of €222,661. While the neighborhood and unit condition score reasonably well, the potential for appreciation is limited by its current overpriced status and moderate rental yields. Not ideal for short-term vacation rental This property is priced too high to be competitive in the short-term rental market, where price sensitivity is crucial. The urban amenities in Laranjeiro e Feijó are modest, limiting potential guest appeal. Not ideal for luxury market Positioned at a price point above fair value, this apartment does not align with luxury market expectations. The residential nature of the area and average condition detracts further from its luxury appeal. Not ideal for student housing With its current overpriced listing, this property is less favorable as student housing. The moderate neighborhood ratings and amenities do not create the ideal environment for attracting student renters.
Tenant turnover risk The tenant stability score of 70/100 suggests there may be a higher likelihood of turnover, which could lead to increased vacancy rates and associated costs.
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