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 57 m², built in 2026, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment includes a 59 m² private yard, offering potential for outdoor living and personal landscaping in a highly accessible urban area with ample amenities.
The valuation. The asking price of €250,000 is significantly above its fair value of €208,245, by €41,755 or 20.1%. This property is therefore considered overpriced.
Fair value modelled at €208,245 from 6 comparable sales in the area. Asking €250,000 sits €41,755 (20.1%) above — overpriced versus fair value.
Asking €250,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €265,222 (€4,653/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 21/100 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 €265,222, adjusted for condition and micro-location, gives a modelled fair value of €208,245 (€3,653/m²), a €41,755 (20.1%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 8342ed | Subject | €250,000 | €4,386 | — | 15 | 78 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 001984 | Active | €365,000 | €4,563 | 4.0% | 40 | 69 |
| rua Dom João IV S / N | Active | €215,000 | €3,308 | 24.6% | 30 | 76 |
| Laranjeiro e Feijó · 08ff7e | Active | €189,900 | €3,798 | 13.4% | 30 | 77 |
| rua Visconde Seabra, 5 | Active | €250,000 | €3,521 | 19.7% | — | 75 |
| Median comp | €232,500 | €3,660 | 16.6% | 30 | 76 |
Long-term rental The property presents a yield of 3.4%, which may not justify the current price of €250,000 given its fair value of €208,245. With a condition rating of 21/100, long-term rental prospects are compromised, making this a less desirable investment. Family rental While the neighborhood scores a solid 78/100, indicating decent amenities and tenant quality, the property’s high price diminishes the attractiveness for family rental purposes. The condition rating of 21/100 suggests significant issues that would deter potential family tenants, further complicating rental viability. Buy-and-hold The buy-and-hold strategy is undermined by the 20.1% gap from fair value, which suggests that any potential appreciation may not be realized for some time. Given the low condition rating of 21/100, holding this property could lead to increased costs without commensurate returns.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for increased tenant turnover, which could lead to higher vacancy rates and increased costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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