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 111 m² on the 4th floor, built in 1978, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Exceptional Feature: The property includes three private balconies providing unobstructed views of the Tagus River, enhancing both aesthetic appeal and outdoor living space. Accessibility: Conveniently situated in a well-maintained building with an elevator, ensuring ease of movement throughout the residence.
The valuation. The asking price of €360,000 is notably higher than the fair value of €315,234, representing an overpricing of €44,766 (14.2%). This price discrepancy suggests a less favorable investment opportunity for prospective buyers.
Fair value modelled at €315,234 from 6 comparable sales in the area. Asking €360,000 sits €44,766 (14.2%) above — overpriced versus fair value.
Asking €360,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €254,240 (€2,290/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €254,240, adjusted for condition and micro-location, gives a modelled fair value of €315,234 (€2,840/m²), a €44,766 (14.2%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 5e62b9 | Subject | €360,000 | €3,243 | — | 78 | 76 |
| praça da Portela | Active | €429,000 | €2,648 | 18.3% | 70 | 75 |
| rua União Piedense S / N | Active | €358,000 | €2,887 | 11.0% | 80 | 78 |
| rua Doutor Alberto Araújo, 13 | Active | €497,500 | €3,339 | 3.0% | 78 | 80 |
| rua Augusto Gil | Active | €350,000 | €3,241 | 0.1% | 74 | 81 |
| Median comp | €393,500 | €3,064 | 5.5% | 76 | 79 |
Long-term rental The property is overpriced at €360,000 compared to the fair value of €315,234, indicating limited potential for appreciation. The gross yield of 4.2% suggests that rental income may not justify the high entry price. Family rental At a listing price significantly above its fair value, this apartment may struggle to attract families looking for value in a stable neighborhood. The average neighborhood score of 76/100 for amenities and tenant quality does provide some appeal, but affordability remains a major concern. Buy-and-hold Investing in this property as a buy-and-hold strategy may be risky given its 14.2% gap from fair value, leading to potential long-term capital losses. While the locality benefits from good access to Greater Lisbon amenities, the current pricing does not align with the expected market returns.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which may lead to increased vacancy periods and additional costs in tenant acquisition and property maintenance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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