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 108 m² on the 8th floor, energy rating D. Located on avenida Dom Nuno Álvares Pereira, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment features two versatile sunrooms that enhance living space, allowing for personalized use as home offices or leisure areas, complemented by generous natural light throughout.
The valuation. The asking price of €435,000 is €57,095 (15.1%) above the fair value of €377,905, indicating the property is overpriced. This discrepancy suggests buyers may need to negotiate significantly to align with market expectations. Buy-to-flip angle. A buy-and-flip strategy may face difficulty given the asking price, necessitating value-adding renovations to achieve profitability upon resale. The estimated returns will rely heavily on market appreciation and timely execution. Buy-to-let angle. With a gross yield of 3.1%, generating a monthly rental income of approximately €1,124, this apartment presents a potential moderate return for long-term investments. However, the dated fixtures could affect tenant appeal and rental longevity.
Fair value modelled at €377,905 from 6 comparable sales in the area. Asking €435,000 sits €57,095 (15.1%) above — overpriced versus fair value.
Asking €435,000 versus the avenida Dom Nuno Álvares Pereira area baseline of €329,433 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €329,433, adjusted for condition and micro-location, gives a modelled fair value of €377,905 (€3,499/m²), a €57,095 (15.1%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Nuno Álvares Pereira | Subject | €435,000 | €4,028 | — | 72 | 74 |
| praceta Alfredo Keil, 3 | Active | €380,000 | €3,455 | 14.2% | 70 | 73 |
| rua Adriano Correia de Oliveira S / N | Active | €299,000 | €3,437 | 14.7% | 73 | 72 |
| avenida 25 de Abril, 3 | Active | €360,000 | €3,364 | 16.5% | 55 | 78 |
| rua dos Três Vales, 614 | Active | €298,000 | €3,311 | 17.8% | 68 | 73 |
| Median comp | €329,500 | €3,401 | 15.6% | 69 | 73 |
Long-term rental Given the apartment's listing price of €435,000, which exceeds its fair value by 15.1%, investors may struggle to achieve adequate returns, especially with a modest yield of 3.1%. The elevated price point coupled with a condition rating of 69/100 suggests that this property may not attract quality long-term tenants in a suburban setting. Family rental The property is overpriced at €435,000 compared to its fair value of €377,905, which could deter families seeking reasonably priced accommodations for long-term leases. Though the neighborhood provides typical suburban amenities, the 3.1% yield does not justify the investment against the backdrop of financial constraints in attracting family tenants. Buy-and-hold With a gap to fair value of 15.1%, investing in this apartment for a buy-and-hold strategy could result in stagnated returns, especially given the low gross yield of 3.1%. As the property is overpriced, the potential for appreciation in a suburban market may be compromised, making this a less attractive investment over the long term.
Tenant turnover risk The Tenant stability score of 60/100 indicates a moderate risk of tenant turnover, which may lead to increased vacancy rates and reduced cash flow.
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