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.
3-bedroom, 2-bathroom apartment of 87 m² on the 4th floor, built in 1999, energy rating D. Located on parque da Paz, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts a fireplace in the spacious living room and an inviting balcony offering unobstructed views of the 25th of April Bridge and Cristo Rei.,
The valuation. The asking price of €376,500 is significantly above fair value, which is set at €290,000. This results in an overpricing of €86,500, equating to 29.8% above the fair market value.
Fair value modelled at €290,000 from 3 comparable sales in the area. Asking €376,500 sits €86,500 (29.8%) above — overpriced versus fair value.
Asking €376,500 versus the parque da Paz area baseline of €255,197 (€2,933/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 €255,197, adjusted for condition and micro-location, gives a modelled fair value of €290,000 (€3,333/m²), a €86,500 (29.8%) gap versus the €376,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque da Paz | Subject | €376,500 | €4,328 | — | 76 | 68 |
| Corroios · 25f736 | Active | €320,000 | €2,909 | 32.8% | 85 | 76 |
| praça Capitães de Abril | Active | €395,000 | €4,438 | 2.6% | 82 | 72 |
| Corroios · b45351 | Active | €280,000 | €3,333 | 23.0% | 80 | 76 |
| Median comp | €320,000 | €3,333 | 23.0% | 82 | 76 |
Long-term rental The property is listed at €376,500, representing a significant markup of 29.8% compared to its fair value of €290,000, which raises concerns about rental yield viability. With a gross yield of only 3.1%, the long-term rental strategy does not appear optimal given the property's current pricing. Family rental Despite its suitable size and condition rated at 80/100, the apartment's price is considerably above fair value at €376,500, which limits its attractiveness for family rental purposes. The neighborhood's rating of 68/100 suggests moderate demand, but the overpricing could deter potential tenants seeking family accommodations. Buy-and-hold Given the significant gap between the listing price and fair value, the buy-and-hold strategy is not advisable for this property as its current price of €376,500 does not offer sufficient upside potential over time. The gross yield of 3.1% further indicates that holding onto this asset may not yield the expected long-term returns, especially considering its overpriced status.
Potential economic downturn risk The economic stability score of 70/100 suggests a moderate risk level, and combined with a tenant stability score of 65/100, there could be a heightened vulnerability to tenant turnover during economic fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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