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, 3-bathroom apartment of 113 m², built in 1969, energy rating B. Located on rua D. Francisco Xavier de Noronha, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes an open balcony of 8 m² and a sunroom of 5 m², enhancing outdoor usability and comfort throughout the year.
The valuation. The asking price sits at €410,000, which is €28,425 or 6.5% below the fair value of €438,425. This indicates that the property is fairly priced within the current market context. Buy-to-flip angle. The buy-to-flip strategy would focus on enhancing the apartment's modern features to maximize resale value quickly, capitalizing on the appealing €3,628/m² price point. Buy-to-let angle. With an estimated rental income of €1,128/month, the property provides a gross yield of 3.3%, making it an attractive long-term buy-to-let investment in a suburban Lisbon area with stable demand.
Fair value modelled at €438,425 from 6 comparable sales in the area. Asking €410,000 sits €28,425 (6.5%) below — the upside to fair value.
Asking €410,000 versus the rua D. Francisco Xavier de Noronha area baseline of €384,225 (€3,400/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €384,225, adjusted for condition and micro-location, gives a modelled fair value of €438,425 (€3,880/m²), a €28,425 (6.5%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua D. Francisco Xavier de Noronha | Subject | €410,000 | €3,628 | — | 75 | 78 |
| praceta Diogo do Couto, 13 | Active | €390,000 | €3,545 | 2.3% | 71 | 78 |
| Laranjeiro e Feijó · be918a | Active | €295,000 | €4,214 | 16.1% | 80 | 74 |
| Estrela · 2620e9 | Active | €747,500 | €7,119 | 96.2% | 85 | 75 |
| rua Arco do Chafariz das Terras | Active | €1,655,000 | €7,770 | 114.1% | 75 | 75 |
| Median comp | €568,750 | €5,667 | 56.2% | 78 | 75 |
Long-term rental The property offers a gross yield of 3.3%, which aligns with the suburban Lisbon market's expectations. Given the fair valuation at €410,000, it is positioned reasonably within a neighbourhood that scores well on safety and employment. Family rental With a solid neighbourhood score of 78/100, this apartment is well-suited for families seeking stability in a low-crime area. The fair value of the property reflects its appeal to this demographic, even though it does not present a significant price advantage. Buy-and-hold This property can serve as a reasonable buy-and-hold investment given its fair value of €410,000 in a steadily improving suburb of Lisbon. While not likely to yield substantial appreciation in the short term, it offers consistent rental opportunities due to its favorable living conditions and location. Not ideal for Short-term rental The apartment does not align with the requirements for successful short-term rental investments, particularly in a suburban setting with moderate foot traffic. The valuation indicates that its pricing is fair, but the rental yield may not justify the costs associated with short-term management. Not ideal for Luxury market Although the property is decent in condition and location, it does not cater to the luxury market, where higher expectations for amenities and exclusivity exist. Priced fairly, it may fall short of the aesthetic and functional standards sought by luxury buyers.
Tenant turnover risk Higher tenant turnover can be anticipated due to the tenant stability score of 75/100, which may lead to increased vacancy periods and costs associated with finding new tenants.
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