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.
4-bedroom, 2-bathroom apartment of 149 m², built in 1988, energy rating D. Located on rua Doutor Alberto Araújo, 13, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This property includes a rare 33 m² private terrace, perfect for outdoor dining and recreational use, enhancing the overall living experience in a central location.
The valuation. The asking price of €497,500 sits significantly above the fair value of €420,092, marking a disparity of €77,408 (18.4%). This property is therefore considered overpriced in the current market context.
Fair value modelled at €420,092 from 6 comparable sales in the area. Asking €497,500 sits €77,408 (18.4%) above — overpriced versus fair value.
Asking €497,500 versus the rua Doutor Alberto Araújo, 13 area baseline of €349,791 (€2,348/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €349,791, adjusted for condition and micro-location, gives a modelled fair value of €420,092 (€2,819/m²), a €77,408 (18.4%) gap versus the €497,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Alberto Araújo, 13 | Subject | €497,500 | €3,339 | — | 78 | 80 |
| rua União Piedense S / N | Active | €358,000 | €2,887 | 13.5% | 80 | 78 |
| avenida 23 de Julho, 1C | Active | €470,000 | €2,350 | 29.6% | 80 | 75 |
| rua Almerinda Correia, 19 | Active | €399,000 | €2,752 | 17.6% | 78 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 023a46 | Active | €395,000 | €2,026 | 39.3% | 75 | 80 |
| Median comp | €397,000 | €2,551 | 23.6% | 79 | 77 |
Long-term rental The property is considered overpriced at €497,500, with a fair value of €420,092 indicating an 18.4% gap. Given the yield of 3.7% gross, the investment may not provide competitive returns compared to market standards. Family rental While the apartment is located in a family-friendly suburban area, its current listing price is significantly above fair value, suggesting it is overpriced. Potential renters in this demographic may seek more affordable options similarly situated within commuting distance to Lisbon. Buy-and-hold Despite being a reasonable choice for a buy-and-hold strategy due to its good condition and decent neighborhood rating, the property is overpriced at €497,500, making it less appealing for long-term appreciation. The existing gap between the listing price and fair value diminishes the overall investment appeal for this strategy.
Economic Volatility Risk A high economic stability score of 80/100 suggests resilience, but the tenant stability score of 75/100 indicates a potential for turnover, which may lead to fluctuating rental income.
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