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 98 m² on the 5th floor, built in 1994, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This apartment boasts an open balcony with a picturesque river view, perfect for outdoor relaxation, and an enclosed balcony next to the bedrooms, offering versatile extra space.
The valuation. The asking price of €345,000 reflects a premium of €27,614 (8.7%) over the fair value of €317,386, indicating the property is fairly priced within the current market context.
Fair value modelled at €317,386 from 6 comparable sales in the area. Asking €345,000 sits €27,614 (8.7%) above — overpriced versus fair value.
Asking €345,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €266,362 (€2,718/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €266,362, adjusted for condition and micro-location, gives a modelled fair value of €317,386 (€3,239/m²), a €27,614 (8.7%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · a6d499 | Subject | €345,000 | €3,520 | — | 80 | 75 |
| rua André de Gouveia, 12 | Active | €290,000 | €3,085 | 12.4% | 70 | 72 |
| Corroios · cc9bd9 | Active | €295,000 | €3,554 | 1.0% | 78 | 72 |
| rua do Cabo da Boa Esperança | Active | €299,000 | €3,987 | 13.2% | 85 | 74 |
| Corroios · efdc31 | Active | €295,000 | €3,352 | 4.8% | 80 | 81 |
| Median comp | €295,000 | €3,453 | 1.9% | 79 | 73 |
Long-term rental With a gross yield of 3.6%, this property provides a steady return for long-term rental investors, despite the 8.7% gap compared to its fair value. The condition rating of 82/100 indicates a well-maintained apartment, appealing to potential long-term tenants seeking stable accommodations. Family rental The property’s proximity to employment hubs in the Lisbon metro area makes it particularly attractive for family rentals, ensuring a consistent demand for housing. With a neighborhood quality rating of 75/100, families can enjoy nearby amenities while residing in a well-rated community. Buy-and-hold As a buy-and-hold investment, this property is positioned within a suburb of Lisbon that is likely to experience steady appreciation over time, albeit currently priced at fair value. The 3.6% yield combined with its good condition suggests that it may generate consistent cash flow while benefiting from potential long-term value growth.
Economic Dependency Risk The property may be at risk due to its economic stability score of 80, indicating potential vulnerability to economic downturns that could affect tenant stability, currently at 75 out of 100, suggesting a less reliable tenant base during such downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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