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 87 m² on the 2nd floor, energy rating C. Located on rua do Armeiro-Mor, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Investment Potential: Located near the FCT-UNL, this fully renovated apartment is ideal for student rentals, maximizing occupancy rates and annual yields in a vibrant area. Accessibility: Immediate access to key transport links, including the Surface Metro and the 25 de Abril Bridge, facilitating quick connections to Lisbon and beyond.
The valuation. The asking price of €367,500 is significantly above the fair value of €290,540, marking a difference of €76,960 (26.5%). This property is considered overpriced based on current market conditions.
Fair value modelled at €290,540 from 6 comparable sales in the area. Asking €367,500 sits €76,960 (26.5%) above — overpriced versus fair value.
Asking €367,500 versus the rua do Armeiro-Mor area baseline of €254,568 (€2,926/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €254,568, adjusted for condition and micro-location, gives a modelled fair value of €290,540 (€3,340/m²), a €76,960 (26.5%) gap versus the €367,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Armeiro-Mor | Subject | €367,500 | €4,224 | — | 78 | 74 |
| Laranjeiro e Feijó · 1e60ec | Active | €310,000 | €3,563 | 15.6% | 78 | 74 |
| avenida Dom Nuno Álvares Pereira | Active | €320,000 | €3,232 | 23.5% | 73 | 75 |
| rua Rainha D. Leonor | Active | €369,000 | €3,765 | 10.9% | 75 | 75 |
| parque da Paz | Active | €335,000 | €3,045 | 27.9% | 75 | 72 |
| Median comp | €327,500 | €3,398 | 19.6% | 75 | 75 |
Long-term rental The property’s gross yield of 3.3% indicates limited profitability for long-term rental investors, especially given the 26.5% gap above its fair value of €290,540. With the apartment being overpriced, potential returns may not justify the investment risk. Buy-and-hold Although holding the property might seem appealing due to its location within the Lisbon metro area, the current listing price of €367,500 significantly exceeds its fair value. Thus, pursuing a buy-and-hold strategy could be financially unwise, as the market conditions suggest that appreciation might not compensate for the initial overvaluation.
Tenant turnover risk The tenant stability score of 65/100 suggests a potential increase in tenant turnover, which could lead to increased vacancy rates and lost rental income. The economic stability score of 80/100 indicates a relatively stable economic environment, but without strong tenant stability, the risk of fluctuating cash flows remains high.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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