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 57 m² on the 1st floor, built in 2026, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies totaling 15 m², enhancing outdoor living space and potential for natural light, situated in a prime area with excellent public transport access.
The valuation. The asking price of €245,000 is significantly above the fair value of €194,232, representing an overpriced position of €50,768 or 26.1%. This valuation highlights a significant gap that affects investment appeal.
Fair value modelled at €194,232 from 6 comparable sales in the area. Asking €245,000 sits €50,768 (26.1%) above — overpriced versus fair value.
Asking €245,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €245,903 (€4,314/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 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 €245,903, adjusted for condition and micro-location, gives a modelled fair value of €194,232 (€3,408/m²), a €50,768 (26.1%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 83426e | Subject | €245,000 | €4,298 | — | 22 | 76 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 001984 | Active | €365,000 | €4,563 | 6.1% | 40 | 69 |
| rua Dom João IV S / N | Active | €215,000 | €3,308 | 23.0% | 30 | 76 |
| rua Bento de Jesus Caraça | Active | €269,000 | €3,241 | 24.6% | 42 | 77 |
| rua Visconde Seabra, 5 | Active | €250,000 | €3,521 | 18.1% | — | 75 |
| Median comp | €259,500 | €3,415 | 20.6% | 40 | 76 |
Long-term rental This property, listed at €245,000, is overpriced compared to the fair value of €194,232, presenting a gap of 26.1%. With a gross yield of 0% and a condition rating of just 25/100, it is unlikely to attract stable long-term tenants. Family rental While the neighborhood scores an 76/100, suggesting decent amenities and safety for families, the asking price of €245,000 remains significantly above its fair value of €194,232. Furthermore, the low condition rating may deter potential family renters looking for quality living spaces. Buy-and-hold Investing in this property at a listing price of €245,000 makes little sense given its fair value of €194,232, marking it as overpriced by 26.1%. The lack of gross yield further indicates that holding onto this asset would not generate immediate returns, making it a less attractive buy-and-hold opportunity.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and higher re-leasing costs.
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