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 duplex of 62 m², built in 1982, energy rating F. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The standout attic space, enhanced with Velux windows, provides versatile functionality as a private suite, office, or leisure room, all while maximizing natural light.
The valuation. The property is listed at €290,000, which exceeds its fair value of €230,405 by €59,595, or 25.9%. This indicates that the property is overpriced relative to the market's fair valuation.
Fair value modelled at €230,405 from 6 comparable sales in the area. Asking €290,000 sits €59,595 (25.9%) above — overpriced versus fair value.
Asking €290,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €200,058 (€3,227/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €200,058, adjusted for condition and micro-location, gives a modelled fair value of €230,405 (€3,716/m²), a €59,595 (25.9%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 2fcd30 | Subject | €290,000 | €4,677 | — | 80 | 75 |
| rua União Piedense | Active | €275,000 | €4,583 | 2.0% | 75 | 76 |
| Corroios · f14c21 | Active | €275,000 | €3,716 | 20.5% | 78 | 82 |
| Corroios · 875147 | Active | €275,000 | €3,716 | 20.5% | 80 | 81 |
| rua Viriato | Active | €330,000 | €5,410 | 15.7% | 75 | 73 |
| Median comp | €275,000 | €4,150 | 11.3% | 77 | 79 |
Long-term rental This property, listed at €290,000, is overpriced with a gap of 25.9% against its fair value of €230,405, limiting the potential for positive rental yield. The 3.2% gross yield does not justify the investment, especially given the condition and neighbourhood ratings of 81/100 and 75/100, respectively. Buy-and-hold Despite the proximity to Lisbon suggesting a good market for appreciation, the property's overpriced status means returns are unlikely to meet expectations over the long term. Investors should be cautious, as the current valuation does not provide a solid foundation for significant capital growth. Family rental While the property is in a neighbourhood that likely meets suburban family needs, its overpriced listing at €290,000 poses a risk for rental profitability. With a tenant quality that could be impacted by the high purchase price relative to the area, securing reliable tenants may prove challenging in this market. Not ideal for: Short-term vacation rental, Luxury market
Economic and Tenant Instability The combined economic and tenant stability scores of 75 indicate a moderate risk level, suggesting that fluctuations in the local economy or tenant turnover may impact rental income significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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