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.
3-bedroom, 2-bathroom apartment of 91 m² on the 3rd floor, built in 1973, energy rating E. Located on praça da Portela, 9, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment boasts a newly installed high-efficiency heating system, and the balcony offers captivating views of the surrounding neighborhood, enhancing its desirable urban living experience.
The valuation. The asking price of €310,000 sits €42,137 (15.7%) above the fair value of €267,863, indicating that this property is overpriced. This discrepancy suggests caution for potential investors looking for value.
Fair value modelled at €267,863 from 6 comparable sales in the area. Asking €310,000 sits €42,137 (15.7%) above — overpriced versus fair value.
Asking €310,000 versus the praça da Portela, 9 area baseline of €236,075 (€2,594/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €236,075, adjusted for condition and micro-location, gives a modelled fair value of €267,863 (€2,944/m²), a €42,137 (15.7%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da Portela, 9 | Subject | €310,000 | €3,407 | — | 81 | 80 |
| travessa das Aveleiras | Active | €379,500 | €3,300 | 3.1% | 75 | 76 |
| rua Ramalho Ortigão | Active | €324,000 | €2,613 | 23.3% | 70 | 72 |
| rua União Piedense S / N | Active | €358,000 | €2,887 | 15.2% | 80 | 78 |
| rua Almerinda Correia, 19 | Active | €399,000 | €2,752 | 19.2% | 78 | 75 |
| Median comp | €368,750 | €2,820 | 17.2% | 77 | 76 |
Long-term rental The property is overpriced at €310,000, with a fair value of €267,863 reflecting a 15.7% gap. The gross yield of 3.4% does not sufficiently compensate for the elevated acquisition cost, making it a less attractive long-term rental investment. Family rental While the location is suitable for families, the apartment is overpriced at €310,000, significantly above the fair value of €267,863. The 3.4% gross yield does not justify the high asking price for a family rental market that is sensitive to prices. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable returns, given it is overpriced at €310,000 against a fair value of €267,863. With a gross yield of just 3.4%, the current market conditions in suburban areas near Lisbon do not support strong appreciation potential for this investment.
Economic downturn risk A slight decline in the economic stability score from 80 could negatively impact occupancy rates and rental income for the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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