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 on the 4th floor, energy rating D. Located on rua Dom Carlos I, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. Outdoor Space This apartment uniquely features a terrace with unobstructed panoramic views of the urban surroundings, enhancing outdoor leisure opportunities in a typically compact property type.
The valuation. The asking price of €245,000 sits €15,459 (6.7%) above the fair value of €229,541, indicating a reasonable valuation in the current market context.
Fair value modelled at €229,541 from 6 comparable sales in the area. Asking €245,000 sits €15,459 (6.7%) above — overpriced versus fair value.
Asking €245,000 versus the rua Dom Carlos I area baseline of €225,387 (€3,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €225,387, adjusted for condition and micro-location, gives a modelled fair value of €229,541 (€3,826/m²), a €15,459 (6.7%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Carlos I | Subject | €245,000 | €4,083 | — | 69 | 81 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 25f513 | Active | €250,000 | €3,676 | 10.0% | 75 | 73 |
| avenida Dom Nuno Álvares Pereira, 56 | Active | €285,000 | €3,851 | 5.7% | 60 | 73 |
| rua Armando Cortesão, 25 | Active | €270,000 | €3,462 | 15.2% | 60 | 78 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 3df64d | Active | €285,000 | €3,800 | 6.9% | 72 | 72 |
| Median comp | €277,500 | €3,738 | 8.5% | 66 | 73 |
Long-term rental The property's gross yield of 3.9% suggests a stable yet modest return for long-term rental investors. Given its fair value alignment and the neighbourhood's strong appeal, it presents a solid investment without being overly lucrative. Buy-and-hold Holding this property for the long-term could lead to appreciation, particularly due to its advantageous location close to Lisbon. While the price is fair, potential future growth in the area could enhance investment returns over time. Family rental This 2-bed apartment is well-suited for family rentals, reflecting the needs of families seeking proximity to amenities and public transit. However, with the property being fairly priced, investors should moderate their expectations on yield and rental growth potential.
Economic downturn risk A slight decline in economic stability (from 85 to 75) could impact tenant retention and vacancy rates, leading to potential revenue loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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