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 96 m² on the 4th floor, built in 1988, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This property features a cozy fireplace in the spacious living room, enhancing its appeal for year-round gatherings while providing direct balcony access for outdoor enjoyment.
The valuation. The asking price of €312,000 exceeds the fair value of €271,264 by €40,736, reflecting a 15.0% overpricing. This discrepancy suggests that the property is not aligned with its market value, making it a less attractive option for buyers.
Fair value modelled at €271,264 from 6 comparable sales in the area. Asking €312,000 sits €40,736 (15.0%) above — overpriced versus fair value.
Asking €312,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €261,342 (€2,722/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €261,342, adjusted for condition and micro-location, gives a modelled fair value of €271,264 (€2,826/m²), a €40,736 (15.0%) gap versus the €312,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 3a747c | Subject | €312,000 | €3,250 | — | 66 | 78 |
| rua Damião Peres S / N | Active | €325,000 | €3,283 | 1.0% | 72 | 70 |
| rua Conde Castelo Melhor | Active | €230,000 | €2,584 | 20.5% | 68 | 75 |
| rua União Piedense S / N | Active | €358,000 | €2,887 | 11.2% | 80 | 78 |
| rua da Boa Esperança | Active | €245,000 | €2,356 | 27.5% | 65 | 80 |
| Median comp | €285,000 | €2,736 | 15.8% | 70 | 77 |
Long-term rental The property’s current listing price of €312,000 exceeds the fair value of €271,264 by 15.0%, indicating that it is overpriced. With a gross yield of 4.1% and a decent neighbourhood rating of 78/100, the investment may struggle to attract long-term tenants at this price point. Family rental Given the family-oriented nature of the suburb and the property’s proximity to main Lisbon economic zones, it could appeal to families seeking stability. However, the property is still overpriced at €312,000, which could deter potential renters from engaging with an inflated rental market. Buy-and-hold Despite the potential for family-oriented appeal, the property's current price of €312,000 is considerably above its fair value of €271,264, making it overpriced. Long-term appreciation in this area may not compensate for the current premium, potentially limiting overall returns for buy-and-hold investors.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher tenant turnover, which could affect rental income and increase vacancy 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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