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.
2-bedroom, 1-bathroom apartment of 70 m² on the 3rd floor, built in 1982, energy rating D. Located on largo Francisco Sanches, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment offers a generous unobstructed view and features modern air conditioning units in both bedrooms and the living room for enhanced comfort.
The valuation. The asking price of €280,000 is €30,685 (12.3%) above the fair value of €249,315, indicating the property is overpriced. Investors should consider negotiating downward to align with market metrics.
Fair value modelled at €249,315 from 5 comparable sales in the area. Asking €280,000 sits €30,685 (12.3%) above — overpriced versus fair value.
Asking €280,000 versus the largo Francisco Sanches area baseline of €234,110 (€3,344/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €234,110, adjusted for condition and micro-location, gives a modelled fair value of €249,315 (€3,562/m²), a €30,685 (12.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Francisco Sanches | Subject | €280,000 | €4,000 | — | 72 | 78 |
| rua São João, 2 | Active | €275,000 | €3,716 | 7.1% | 74 | 74 |
| praceta José Correia da Serra | Active | €260,000 | €3,562 | 11.0% | 75 | 77 |
| largo Soeiro Pereira Gomes, 7, 1ºD | Active | €240,000 | €4,000 | 0% | 75 | 76 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 38acda | Active | €245,000 | €2,988 | 25.3% | 70 | 80 |
| Median comp | €252,500 | €3,639 | 9.0% | 75 | 77 |
Long-term rental The apartment's listing price of €280,000 is 12.3% above its fair value of €249,315, indicating that it is overpriced for long-term rental strategies. With a gross yield of 3.5%, the potential returns may not justify the elevated entry price in a suburban market. Family rental While the property is situated in a neighbourhood with good safety and decent school access, its asking price exceeds fair value by 12.3%, classifying it as overpriced. Families may prefer more competitively priced options that offer greater return on investment given the 3.5% yield. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold asset is challenging due to its overpriced status, being listed at €280,000 against a fair value of €249,315. The 3.5% gross yield does not adequately compensate for the cost, especially in a suburban area with evolving market dynamics.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated costs 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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