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.
4-bedroom, 3-bathroom apartment of 213 m², built in 2013, energy rating B. Located on rua do Altinho, 2, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment boasts exclusive access to a rooftop terrace with panoramic views of the Tagus River and Christ the King, enhancing its luxury appeal. Location Benefits: Situated minutes from Lisbon, with excellent transport links and proximity to essential services and beautiful beaches.
The valuation. The asking price of €680,000 is €24,542 (3.7%) above the fair value of €655,458, placing the property at a fair valuation. This suggests a stable pricing environment in the current market.
Fair value modelled at €655,458 from 6 comparable sales in the area. Asking €680,000 sits €24,542 (3.7%) above — overpriced versus fair value.
Asking €680,000 versus the rua do Altinho, 2 area baseline of €517,649 (€2,430/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €517,649, adjusted for condition and micro-location, gives a modelled fair value of €655,458 (€3,077/m²), a €24,542 (3.7%) gap versus the €680,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Altinho, 2 | Subject | €680,000 | €3,192 | — | 88 | 80 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 93898a | Active | €620,000 | €2,818 | 11.7% | 70 | 71 |
| rua D. Francisco Xavier de Noronha | Active | €410,000 | €3,628 | 13.7% | 75 | 78 |
| praça do Comércio | Active | €590,000 | €3,010 | 5.7% | 80 | 73 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 8751d2 | Active | €350,000 | €3,571 | 11.9% | 85 | 72 |
| Median comp | €500,000 | €3,291 | 3.1% | 78 | 73 |
Long-term rental The investment in this 4-bed apartment could yield a gross return of 3.3%, which aligns with the expectations for the area. With a fair value only slightly lower than the listing price, the potential for consistent rental income is stable but not exceptional. Family rental The apartment's substantial space makes it suitable for families looking to rent in a suburban setting with good access to Lisbon's amenities. Considering the property's fair valuation, it caters to a demographic that values both comfort and connectivity, though the margin for price negotiation is limited. Buy-and-hold As a buy-and-hold investment, this property stands in a neighborhood rated 80/100, indicating solid tenant demand due to its strong commuter links to Lisbon. Given its fair pricing and quality condition rating of 86/100, the long-term prospects for appreciation appear stable, albeit not overaggressive based on current market dynamics.
Tenant turnover risk The tenant stability score of 80/100 indicates a potential risk for increased turnover, which could impact rental income stability and associated costs.
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