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.
5-bedroom, 1-bathroom apartment of 143 m² on the 6th floor, built in 1994, energy rating C. Located on rua das Flores, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Feature: This apartment includes a rare exclusive terrace with spectacular views of the Tagus River and Serra da Arrábida, enhancing outdoor living and leisure opportunities.
The valuation. The asking price of €500,000 is €37,458 (7.5%) above the fair value of €462,542, indicating the property is overpriced. This discrepancy highlights the need for careful consideration before proceeding with an investment.
Fair value modelled at €462,542 from the area baseline, adjusted for condition and location. Asking €500,000 sits €37,458 (7.5%) above — overpriced versus fair value.
Asking €500,000 versus the rua das Flores area baseline of €495,209 (€3,463/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Flores
Area baseline €495,209 + condition +€0 + location +€49,558 = modelled fair value of €462,542 (€3,235/m²), a €37,458 (7.5%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores | Subject | €500,000 | €3,497 | — | 72 | 80 |
| avenida Infante Santo, 57 | Active | €780,000 | €4,671 | 33.6% | 65 | 83 |
| rua de Angola, 21 | Active | €455,000 | €3,792 | 8.4% | 80 | 75 |
| Laranjeiro e Feijó · b453fa | Active | €245,000 | €3,063 | 12.4% | 68 | 73 |
| Laranjeiro e Feijó · ac99df | Active | €287,000 | €3,086 | 11.7% | 74 | 74 |
| Median comp | €371,000 | €3,439 | 1.6% | 71 | 75 |
Long-term rental The property is currently priced at €500,000, which represents a 7.5% gap above the fair value of €462,542. With a gross yield of only 3.1%, the investment may not provide adequate long-term returns given its current cost. Buy-and-hold While buying and holding properties in urban Greater Lisbon can be fruitful, this 5-bed apartment is priced above its true value, making it less appealing for long-term appreciation. A fair value of €462,542 versus the asking price of €500,000 suggests that potential capital gains may be limited within this investment horizon. Family rental Despite a strong neighborhood score of 80/100, the apartment’s pricing at €500,000 still exceeds its fair market value by 7.5%. This inflated cost may deter families looking for affordable yet spacious living options in the desirable area of Cova da Piedade.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, potentially affecting consistent rental income and occupancy rates.
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