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 60 m², built in 1981, energy rating E. Located on rua União Piedense, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This 3rd-floor apartment boasts an unobstructed view of the Tagus River and Christ the King, enhancing both the living experience and social ambiance.
The valuation. The asking price of €275,000 is significantly above the fair value of €222,973, creating a discrepancy of €52,027, or 23.3%. The property is therefore considered overpriced.
Fair value modelled at €222,973 from 6 comparable sales in the area. Asking €275,000 sits €52,027 (23.3%) above — overpriced versus fair value.
Asking €275,000 versus the rua União Piedense area baseline of €199,017 (€3,317/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €199,017, adjusted for condition and micro-location, gives a modelled fair value of €222,973 (€3,716/m²), a €52,027 (23.3%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua União Piedense | Subject | €275,000 | €4,583 | — | 75 | 76 |
| rua Viriato | Active | €330,000 | €5,410 | 18.0% | 75 | 73 |
| Corroios · f14c21 | Active | €275,000 | €3,716 | 18.9% | 78 | 82 |
| Corroios · 875147 | Active | €275,000 | €3,716 | 18.9% | 80 | 81 |
| Corroios · 626fdb | Active | €275,000 | €3,716 | 18.9% | 80 | 75 |
| Median comp | €275,000 | €3,716 | 18.9% | 79 | 78 |
Long-term rental With a fair value of €222,973 and a listing price of €275,000, this property reflects a significant gap of 23.3%, indicating it is overpriced. The gross yield of 3.7% is modest, suggesting that long-term rental profitability may not meet investor expectations given the current market situation. Buy-and-hold The ongoing valuation gap of 23.3% implies that potential appreciation for this 2-bed apartment in Almada is currently overshadowed by its overpriced listing of €275,000. Investors might face challenges in realizing significant capital gains, as the fair value suggests an overvaluation in comparison to the current market. Family rental While the property is situated in a neighbourhood with good amenities and a tenant quality rating of 76/100, the overpriced nature at €275,000 relative to the fair value limits its suitability for family rental investments. The gross yield of 3.7% does not provide an attractive incentive for families seeking quality rental spaces at competitive prices.
Potential tenant turnover risk With a tenant stability score of 75/100, there is a significant chance of tenant turnover, which could impact cash flow and occupancy rates.
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