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 house of 124 m², energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Feature: This property boasts a spacious living room accentuated by a cozy fireplace, making it an inviting space for gatherings and relaxation in a tranquil neighborhood. Condition Notes: Although the house shows some wear, it retains a blend of modern and vintage charm that can be tailored to personal taste.
The valuation. The asking price of €422,000 is significantly above the fair value of €292,416, leading to an overpricing of €129,584 (44.3%). The property does not represent a good investment opportunity at this price point.
Fair value modelled at €292,416 from 6 comparable sales in the area. Asking €422,000 sits €129,584 (44.3%) above — overpriced versus fair value.
Asking €422,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €306,768 (€2,474/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €306,768, adjusted for condition and micro-location, gives a modelled fair value of €292,416 (€2,358/m²), a €129,584 (44.3%) gap versus the €422,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · f5e9fd | Subject | €422,000 | €3,403 | — | 65 | 71 |
| rua Ferreira Soares, 61 | Active | €450,000 | €2,601 | 23.6% | 68 | 78 |
| rua São Jorge da Mina, 18 | Active | €450,000 | €2,368 | 30.4% | 72 | 73 |
| Laranjeiro e Feijó · 090041 | Active | €695,000 | €2,348 | 31.0% | — | 74 |
| rua Pulido Valente | Active | €695,000 | €2,348 | 31.0% | 70 | 81 |
| Median comp | €572,500 | €2,358 | 30.7% | 70 | 76 |
Long-term rental The property listed at €422,000 is overpriced, presenting a significant gap of 44.3% compared to its fair value of €292,416. With a gross yield of 3.3%, this investment offers limited return potential in a suburban area of moderate housing demand. Family rental At €422,000, the property exceeds its fair value by 44.3%, making it a less attractive option for family rental purposes. The neighborhood's moderate housing demand and stable tenant profile do not compensate for the overpricing. Buy-and-hold This 3-bed house is priced at €422,000, which is 44.3% above its fair value of €292,416, indicating an overpriced investment for a buy-and-hold strategy. Despite the area's proximity to Lisbon and stable economic conditions, the returns fail to justify the elevated purchase price.
Tenant turnover risk The economic and tenant stability scores of 70 indicate a moderate risk of tenant turnover, which could lead to increased vacancies and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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