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, 2-bathroom apartment of 98 m² on the 1st floor, built in 1993, energy rating F. Located on rua Pedro Matos Filipe S / N, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: A collective terrace with unobstructed views perfect for relaxation, combined with a spacious living room allowing for distinct zones. Private Parking: A rare advantage in the area.
The valuation. The asking price of €389,000 is significantly above the fair value of €314,119, representing an overvaluation of €74,881 or 23.8%. This suggests that the property does not offer a compelling investment opportunity. Buy-to-flip angle. A buy-to-flip strategy could capitalize on potential renovations to enhance the apartment's appeal, tapping into the suburban market close to Lisbon for resale, targeting a well-informed buyer. Buy-to-let angle. While the gross yield of 2.9% approximately translates to €940 monthly, this aligns with a long-term rental strategy that positions the property within a family-oriented rental market seeking stability in a suburban setting.
Fair value modelled at €314,119 from 6 comparable sales in the area. Asking €389,000 sits €74,881 (23.8%) above — overpriced versus fair value.
Asking €389,000 versus the rua Pedro Matos Filipe S / N area baseline of €285,007 (€2,908/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 €285,007, adjusted for condition and micro-location, gives a modelled fair value of €314,119 (€3,205/m²), a €74,881 (23.8%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Matos Filipe S / N | Subject | €389,000 | €3,969 | — | 75 | 78 |
| rua de São Lourenço Poente | Active | €290,000 | €3,152 | 20.6% | 78 | 80 |
| rua de São Lourenço Poente | Active | €290,000 | €3,258 | 17.9% | 74 | 69 |
| Corroios · 3d9973 | Active | €275,000 | €3,438 | 13.4% | 78 | 76 |
| rua de São Lourenço Poente S / N | Active | €290,000 | €3,295 | 17.0% | 75 | 77 |
| Median comp | €290,000 | €3,277 | 17.5% | 77 | 77 |
Long-term rental The property at €389,000 is overpriced by 23.8% compared to its fair value of €314,119, which limits the potential for capital appreciation. With a gross yield of only 2.9%, the investment's returns fall short of appealing long-term rental benchmarks. Buy-and-hold This investment carries a significant pricing gap, suggesting that the €389,000 listing does not align well with the property’s fair value of €314,119. Given the 2.9% gross yield and the property being overpriced, the long-term hold strategy lacks sufficient upside to justify the initial investment. Family rental While the location offers suburban safety and proximity to Lisbon, the property’s listing at €389,000 exceeds its fair value of €314,119. The 2.9% gross yield indicates limited cash flow potential, making it less attractive as a family rental investment due to its overpriced status.
Potential Tenant Turnover Risk: With a tenant stability score of 70/100, there is a notable risk of tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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