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.
4-bedroom, 5-bathroom house of 187 m², built in 1976, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. The property features a contemporary kitchen with a central island and integrated wine cellar, alongside an independent studio enhancing its versatility and potential for rental income.
The valuation. The asking price of €1,600,000 sits €130,379 above the fair value of €1,469,621, indicating it is priced at 8.9% over the estimated value. This suggests a reasonable alignment with the market, considering the property’s quality and location.
Fair value modelled at €1,469,621 from 6 comparable sales in the area. Asking €1,600,000 sits €130,379 (8.9%) above — overpriced versus fair value.
Asking €1,600,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €1,315,385 (€7,034/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €1,315,385, adjusted for condition and micro-location, gives a modelled fair value of €1,469,621 (€7,859/m²), a €130,379 (8.9%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 6a9512 | Subject | €1,600,000 | €8,556 | — | 78 | 80 |
| Estrela · 0dcd9d | Active | €5,000,000 | €11,136 | 30.2% | 85 | 80 |
| Estrela · 4bc2e0 | Active | €1,290,000 | €4,886 | 42.9% | 60 | 78 |
| Estrela · 6d5482 | Active | €5,500,000 | €13,126 | 53.4% | 82 | 79 |
| largo de Santos, 24 | Active | €4,950,000 | €10,832 | 26.6% | 82 | 81 |
| Median comp | €4,975,000 | €10,984 | 28.4% | 82 | 80 |
Long-term rental The property's current yield of 1.7% is relatively low, indicating that it may not generate significant cash flow for long-term rental investors. Although it has decent ratings for both condition and neighborhood amenities, the fair value assessment suggests a stable position in the market without substantial investment upside. Family rental As a 4-bed house situated in a well-connected suburban area, this property could serve as a comfortable family home given the proximity to Lisbon and developed amenities. However, the fair valuation underlines that potential cash flow may not be compelling enough to attract families looking for more economical options in the market. Buy-and-hold The fair valuation of this property suggests little room for significant appreciation in the long term, particularly with a yield of only 1.7%. While the location provides stability, the property does not present a compelling opportunity for long-term capital growth relative to its pricing.
Tenant turnover risk High tenant turnover could lead to increased vacancy costs, especially with both economic and tenant stability scores at 80/100, indicating a moderate stability level that may not sustain long-term occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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