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 84 m², energy rating D. Located on rua Augusto Gil, 2, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This property boasts unique glass-enclosed balconies that enhance its panoramic views, while the harmonious flow between rooms is ideal for both entertaining and daily living.
The valuation. The asking price of €350,000 is significantly higher than the fair value of €278,571, overpricing the property by €71,429 or 25.6%. This indicates a potential mismatch in buyer expectations. Buy-to-flip angle. With a competitive strategy, this property could be revamped for resale in a rising market, focusing on cosmetic upgrades to attract higher bids. The goal would be to achieve significant profit on the resale. Buy-to-let angle. Aiming for long-term rental, the expected gross yield is 3.5%, generating approximately €1,021 per month. This positions the apartment as a steady income source in a suburban area with stable living conditions.
Fair value modelled at €278,571 from 6 comparable sales in the area. Asking €350,000 sits €71,429 (25.6%) above — overpriced versus fair value.
Asking €350,000 versus the rua Augusto Gil, 2 area baseline of €279,609 (€3,329/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €279,609, adjusted for condition and micro-location, gives a modelled fair value of €278,571 (€3,316/m²), a €71,429 (25.6%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Gil, 2 | Subject | €350,000 | €4,167 | — | 70 | 74 |
| Caparica e Trafaria · 4b9170 | Active | €275,000 | €3,438 | 17.5% | 70 | 81 |
| avenida 23 de Julho | Active | €325,000 | €3,316 | 20.4% | 70 | 80 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 9384d8 | Active | €280,000 | €2,947 | 29.3% | 66 | 73 |
| Laranjeiro e Feijó · 65a868 | Active | €325,000 | €3,316 | 20.4% | 73 | 74 |
| Median comp | €302,500 | €3,316 | 20.4% | 70 | 77 |
Long-term rental This property, listed at €350,000, is overpriced by 25.6% compared to its fair value of €278,571, indicating that potential long-term rental income may not justify the investment. With a gross yield of only 3.5% and a condition score of 66/100, the property is unlikely to generate significant cash flow in the long term. Family rental Given the property's price point and fair value assessment, investing in this apartment for family rentals may not be ideal as the current listing does not present a financial advantage. The neighborhood's quality at 74/100 provides decent living conditions, but the high purchase price diminishes the potential rental appeal for families. Buy-and-hold Acquiring this property as a buy-and-hold investment poses risks due to its significant 25.6% gap from fair value, making it less attractive for long-term appreciation. While the suburban location offers stable living conditions, the high initial cost and low yield may restrict future return on investment. Not ideal for short-term vacation rental The listing price of €350,000 makes this apartment less suitable for short-term vacation rentals, as the high entry cost limits potential profitability. Additionally, local regulations and competition may hinder successful operation in this segment. Not ideal for luxury market Targeting a luxury market with this property is unlikely to align with its current valuation of €350,000, as it exceeds the fair value threshold. The average condition score further reduces its appeal in a competitive luxury market. Not ideal for student housing Given its price and valuation, this property does not meet the criteria for a profitable student housing investment, as the potential return does not justify the current listing price. Furthermore, the suburban location may be unattractive for the student demographic looking for convenience and proximity to urban centers.
Economic Downturn Risk The property’s moderate economic stability score of 75/100 suggests potential vulnerability to economic downturns, which could impact rental income stability significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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