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, 2-bathroom apartment of 60 m² on the 3rd floor, energy rating C. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This fully renovated apartment boasts a stunning west-facing balcony with views of Cristo Rei, and an east-facing terrace from the second bedroom, perfect for morning sun. Additional Room: An extra light-filled room offers versatile use as an office or nursery, enhancing functionality.
The valuation. The asking price of €349,000 is significantly above its fair value of €288,533, indicating an overpriced property by €60,467 (21.0%). This discrepancy suggests that potential investors may need to reconsider their expected return on this asset. Buy-to-flip angle. Given the current market dynamics, a buy-to-flip strategy may not yield desirable returns due to the high acquisition price. A comprehensive renovation could potentially enhance value, but the initial investment requires careful consideration. Buy-to-let angle. With an estimated gross yield of 2.9% at about €843 per month, this property offers limited rental income, which may not adequately cover expenses. Long-term rentals could attract families seeking suburban conveniences near Lisbon, yet income prospects remain moderate.
Fair value modelled at €288,533 from 6 comparable sales in the area. Asking €349,000 sits €60,467 (21.0%) above — overpriced versus fair value.
Asking €349,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €250,433 (€4,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €250,433, adjusted for condition and micro-location, gives a modelled fair value of €288,533 (€4,809/m²), a €60,467 (21.0%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 57fc89 | Subject | €349,000 | €5,817 | — | 80 | 75 |
| avenida 25 de Abril, 83 | Active | €298,000 | €3,870 | 33.5% | 85 | 82 |
| avenida 23 de Julho | Active | €489,000 | €4,445 | 23.6% | 85 | 74 |
| rua Padre Francisco do Recreio | Active | €375,000 | €4,934 | 15.2% | 82 | 70 |
| Almada, Cova da Piedade, Pragal e Cacilhas · efdd7c | Active | €297,000 | €6,457 | 11.0% | 85 | 75 |
| Median comp | €336,500 | €4,690 | 19.4% | 85 | 75 |
Long-term rental The 2-bed apartment in Almada is listed at €349,000, which is 21.0% above its fair value of €288,533, indicating a significant risk for long-term rental investors. With a gross yield of only 2.9%, the potential returns do not compensate for the price volatility in the current market. Family rental Given its condition rating of 85/100 and a neighbourhood score of 75/100, this property may attract family tenants, but its listing price sits 21.0% above the fair value of €288,533. The resulting 2.9% gross yield does not justify the investment, making it less appealing for family rental strategies. Buy-and-hold The elevated listing price of €349,000 represents a 21.0% gap versus the fair value, suggesting a buy-and-hold strategy could expose investors to unnecessary risk. Coupled with a modest gross yield of 2.9%, this property does not provide an attractive long-term investment opportunity. Not ideal for student housing With pricing at €349,000, well above the fair value, the apartment does not align with the financial realities of the student rental market in Almada. Furthermore, the lower yield of 2.9% would not attract the demographic typically seeking more affordable accommodations. Not ideal for luxury market The listing price of €349,000 places this property overshooting its fair value by 21.0%, which contradicts potential positioning within the luxury market. The property's attributes do not support a luxury classification, leading to an expectation mismatch that could dissuade high-end buyers.
Tenant turnover risk High tenant turnover (reflected in the tenant stability score of 70/100) can lead to increased vacancy rates and related costs, impacting the overall return on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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