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, 2-bathroom apartment of 98 m², energy rating A. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment features a private balcony with local views and is conveniently located near major supermarkets and public transport links, enhancing its appeal for urban living.
The valuation. The asking price of €290,000 is €11,522 or 4.1% above the fair value of €278,478. This property is considered fairly priced based on current market conditions.
Fair value modelled at €278,478 from 6 comparable sales in the area. Asking €290,000 sits €11,522 (4.1%) above — overpriced versus fair value.
Asking €290,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €313,304 (€3,197/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €313,304, adjusted for condition and micro-location, gives a modelled fair value of €278,478 (€2,842/m²), a €11,522 (4.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · ade5d7 | Subject | €290,000 | €2,959 | — | 58 | 69 |
| rua Dom Francisco Manuel de Melo | Active | €390,000 | €2,229 | 24.7% | — | 75 |
| parque da Paz | Active | €325,000 | €2,826 | 4.5% | 65 | 73 |
| rua Afonso Galo | Active | €360,000 | €2,857 | 3.4% | — | 74 |
| rua dos Eucaliptos, 30 | Active | €200,000 | €3,333 | 12.6% | 68 | 76 |
| Median comp | €342,500 | €2,842 | 4.0% | 67 | 75 |
Long-term rental The property is appropriately priced at €290,000, reflecting its fair value of €278,478 with only a 4.1% gap. The 3.8% gross yield indicates a reliable return for investors in this stable market environment. Buy-and-hold While the property is currently valued fairly, with a condition rating of 55/100, it may require some capital expenditure to enhance rental attractiveness over time. Investors can be confident in holding this asset as it benefits from the positive urban influence of its suburban location. Family rental The apartment's location in Cova da Piedade offers good job access and neighborhood ratings that support family-oriented leasing. Its fair pricing makes it a competitive option for families looking for stability in an evolving urban area. Short-term rental Given the property's fair valuation of €290,000, it does not present sufficient upside potential for short-term rental strategies. Its location may not yield adequate tourist demand to justify investment in this market segment. Luxury market The property does not target the luxury market, and despite its fair valuation, it lacks the features and conditions expected in higher-end investments. The 55/100 condition score further implies it is unsuitable for this segment.
Tenant vacancy risk The property has a tenant stability score of 70/100, indicating a moderate risk of tenant turnover which could result in periods of vacancy and decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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