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 74 m², built in 1977. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This property features a 90m² garden and an annex with kitchen, enhancing outdoor living potential despite the interior's need for renovation.
The valuation. The asking price of €187,500 is significantly above the fair value of €146,103, resulting in an overvaluation of €41,397 or 28.3%. This indicates that the property is overpriced and may pose a risk to potential investors. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the current asking price, as investors would need to carefully manage renovation costs to achieve a profitable resale. Updating the property's basic finishes could attract buyers, but margins would be tight. Buy-to-let angle. With a gross yield of 5.3%, generating approximately €828 per month in rental income presents a reasonable long-term rental opportunity. The property’s suburban location near Lisbon should appeal to families seeking stable housing options.
Fair value modelled at €146,103 from 6 comparable sales in the area. Asking €187,500 sits €41,397 (28.3%) above — overpriced versus fair value.
Asking €187,500 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €183,675 (€2,482/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 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 €183,675, adjusted for condition and micro-location, gives a modelled fair value of €146,103 (€1,974/m²), a €41,397 (28.3%) gap versus the €187,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 62723a | Subject | €187,500 | €2,534 | — | 40 | 75 |
| rua Dom João de Portugal | Active | €130,000 | €1,300 | 48.7% | 43 | 81 |
| rua Padre Manuel Bernardes | Active | €240,000 | €2,727 | 7.6% | 60 | 72 |
| rua José Carlos de Melo | Active | €230,000 | €2,190 | 13.5% | 45 | 74 |
| rua Vila do Seixal | Active | €160,000 | €1,758 | 30.6% | 45 | 74 |
| Median comp | €195,000 | €1,974 | 22.1% | 45 | 74 |
Long-term rental Given its 5.3% gross yield, this property in Almada may seem appealing; however, its listing price of €187,500 is 28.3% above the fair value of €146,103. As a result, the long-term rental strategy is not optimal as the investment is overpriced in relation to expected returns. Family rental While the neighborhood scores a 75/100, indicating solid amenities and safety, the property’s excessive price of €187,500 significantly impacts the financial feasibility for family rental purposes. This overpricing detracts from its appeal, as prospective tenants would expect competitive pricing for a home environment. Buy-and-hold The buy-and-hold strategy is hindered by the apartment's overpriced status at €187,500 compared to the fair value of €146,103, resulting in a concerning gap of 28.3%. Investing in this property may not deliver the long-term appreciation potential it suggests, limiting its attractiveness as a secure asset. Not ideal for: Short-term vacation rental and student housing due to the property's high price and suburban context that lacks the vibrancy typically associated with these rental markets.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to increased vacancies and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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