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, 1-bathroom apartment of 76 m² on the 4th floor, built in 1979, energy rating D. Located on rua União Piedense, 76, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes double-glazed windows for enhanced thermal and acoustic comfort, and boasts wide, unobstructed views of the Alfeite Naval Base, ensuring a bright interior.
The valuation. The asking price of €245,000 sits €33,559 (15.9%) above the fair value of €211,441, indicating that the property is overpriced. This suggests potential challenges for any investor seeking immediate equity upon purchase.
Fair value modelled at €211,441 from 6 comparable sales in the area. Asking €245,000 sits €33,559 (15.9%) above — overpriced versus fair value.
Asking €245,000 versus the rua União Piedense, 76 area baseline of €206,103 (€2,712/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €206,103, adjusted for condition and micro-location, gives a modelled fair value of €211,441 (€2,782/m²), a €33,559 (15.9%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua União Piedense, 76 | Subject | €245,000 | €3,224 | — | 70 | 75 |
| praça Gil Vicente | Active | €340,000 | €2,764 | 14.3% | 68 | 74 |
| Laranjeiro e Feijó · 3a6f79 | Active | €290,000 | €3,412 | 5.8% | 65 | 71 |
| rua Adriano Correia de Oliveira S / N | Active | €299,000 | €2,990 | 7.2% | 65 | 73 |
| rua Bento de Jesus Caraça, 34 | Active | €282,000 | €2,738 | 15.1% | 65 | 72 |
| Median comp | €294,500 | €2,877 | 10.8% | 65 | 73 |
Long-term rental This property, listed at €245,000, is priced 15.9% above its fair value of €211,441, indicating it is overpriced in the current market. While it offers a gross yield of 5.3%, the high purchase price limits overall investment potential and long-term profitability. Buy-and-hold The offering price of this 3-bed apartment at €245,000 suggests a poor investment for a buy-and-hold strategy, as it exceeds its fair market value by 15.9%. With a condition score of 68/100, investors might face additional costs for maintenance that further detract from potential appreciation. Family rental At €245,000, this property is overpriced compared to the fair value of €211,441, diminishing its attractiveness for family rentals in a competitive market. Although the neighbourhood rates well, the elevated purchase price would significantly reduce rental yield for family-oriented occupants. Not ideal for This property is not suitable for short-term vacation rentals due to its overpriced status, with a fair value gap of 15.9%. The current valuation also disqualifies it from being a solid investment in the student housing or luxury markets.
Tenant turnover risk The tenant stability score of 70/100 suggests that there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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