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 100 m² on the 2nd floor, built in 1983, energy rating D. Located on rua Padre Francisco do Recreio, 11, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment includes two balconies offering views of the tranquil Comandante Ramiro Correia Park, enhancing its relaxing atmosphere despite the need for minor updates.
The valuation. The asking price of €320,000 is above the fair value of €304,500 by €15,500 (5.1%). While the property is fairly priced, it does not present a compelling bargain for investors.
Fair value modelled at €304,500 from 6 comparable sales in the area. Asking €320,000 sits €15,500 (5.1%) above — overpriced versus fair value.
Asking €320,000 versus the rua Padre Francisco do Recreio, 11 area baseline of €321,013 (€3,210/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €321,013, adjusted for condition and micro-location, gives a modelled fair value of €304,500 (€3,045/m²), a €15,500 (5.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Francisco do Recreio, 11 | Subject | €320,000 | €3,200 | — | 60 | 70 |
| rua Adriano Correia de Oliveira S / N | Active | €299,000 | €2,990 | 6.6% | 65 | 73 |
| Laranjeiro e Feijó · 3a6f79 | Active | €290,000 | €3,412 | 6.6% | 65 | 71 |
| Laranjeiro e Feijó · 875123 | Active | €280,000 | €3,373 | 5.4% | 62 | 77 |
| rua Bento de Jesus Caraça, 34 | Active | €282,000 | €2,738 | 14.4% | 65 | 72 |
| Median comp | €286,000 | €3,182 | 0.6% | 65 | 73 |
Long-term rental Given its proximity to Lisbon's center, this property offers stable long-term rental potential, albeit with a yield of 4% gross that is fairly modest. The fair valuation suggests that while the property isn't overpriced, there isn't significant upside for rental income growth. Family rental The neighbourhood's decent amenities and safety profile make this 3-bed apartment a suitable option for families looking for spacious housing near Lisbon. However, the current valuation remains aligned with market expectations, limiting the scope for significant appreciation. Buy-and-hold This investment could be a sound buy-and-hold strategy considering the long-term stability of the Almada area and its accessibility to Lisbon. While the property is fairly priced, investors should be aware that substantial capital appreciation is unlikely in the near term due to the current market conditions.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of turnover, which can impact rental income and increase vacancy costs.
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