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 46 m² on the 5th floor, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts fully recessed ceiling lighting throughout, enhancing its modern ambiance and providing a stylish touch to every room.
The valuation. The asking price of €297,000 sits significantly above the fair value of €219,188, representing an excessive markup of €77,812 or 35.5%. This property is therefore deemed overpriced. Buy-to-flip angle. The resale strategy targets a quick turnaround, leveraging the apartment's high-quality finishes to attract buyers, but the current asking price may hinder profitability. Buy-to-let angle. A rental income strategy estimates a gross yield of 2.2%, approximately €545 per month, but the high purchase price impacts overall investment viability.
Fair value modelled at €219,188 from 6 comparable sales in the area. Asking €297,000 sits €77,812 (35.5%) above — overpriced versus fair value.
Asking €297,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €194,224 (€4,222/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €194,224, adjusted for condition and micro-location, gives a modelled fair value of €219,188 (€4,765/m²), a €77,812 (35.5%) gap versus the €297,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · efdd7c | Subject | €297,000 | €6,457 | — | 85 | 75 |
| rua Padre Francisco do Recreio | Active | €375,000 | €4,934 | 23.6% | 82 | 70 |
| rua Rosas do Pombal | Active | €340,000 | €4,722 | 26.9% | 75 | 78 |
| Almada, Cova da Piedade, Pragal e Cacilhas · dc152c | Active | €375,000 | €4,808 | 25.5% | 80 | 70 |
| rua João Jacinto de Magalhães | Active | €295,000 | €4,683 | 27.5% | 78 | 73 |
| Median comp | €357,500 | €4,765 | 26.2% | 79 | 72 |
Long-term rental The property is overpriced at €297,000, significantly exceeding its fair value of €219,188, which results in a 35.5% gap. Despite the strong demand for real estate in the Greater Lisbon area, the low yield of 2.2% does not support a favorable long-term rental investment. Family rental Given the property is listed at €297,000, which is 35.5% above its fair value of €219,188, it may not attract families seeking affordable housing options. Coupled with a low yield of 2.2%, the investment does not align well with the needs of family renters in a competitive market. Buy-and-hold With a listing price of €297,000 that exceeds the fair value by 35.5%, holding the property for the long term could lead to diminished returns. The gross yield of only 2.2% further diminishes the attractiveness of a buy-and-hold strategy in this overpriced scenario.
Tenant turnover risk: With a tenant stability score of 70/100, there is a medium risk of higher tenant turnover, potentially leading to increased vacancy rates and associated costs.
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