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 53 m² on the 10th floor, built in 1975, energy rating D. Located on rua Teófilo Braga, Laranjeiro e Feijó parish, Almada municipality, Setúbal district. This property features a spacious panoramic balcony ideal for entertaining, providing unobstructed views of the iconic Cristo Rei and the surrounding cityscape.
The valuation. The asking price of €358,000 is significantly above the fair value of €196,933, falling short by €161,067, representing an overpricing of 81.8%. This property is not a good investment based on its current asking price.
Fair value modelled at €196,933 from 6 comparable sales in the area. Asking €358,000 sits €161,067 (81.8%) above — overpriced versus fair value.
Asking €358,000 versus the rua Teófilo Braga area baseline of €182,133 (€3,436/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €182,133, adjusted for condition and micro-location, gives a modelled fair value of €196,933 (€3,716/m²), a €161,067 (81.8%) gap versus the €358,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Teófilo Braga | Subject | €358,000 | €6,755 | — | 72 | 73 |
| Corroios · 95689e | Active | €320,000 | €3,478 | 48.5% | 72 | 77 |
| alameda Santa Marta do Pinhal | Active | €295,000 | €3,933 | 41.8% | 72 | 69 |
| alameda Santa Marta do Pinhal | Active | €295,000 | €3,734 | 44.7% | 78 | 77 |
| Corroios · 1f36be | Active | €269,900 | €3,697 | 45.3% | 75 | 74 |
| Median comp | €295,000 | €3,716 | 45.0% | 74 | 76 |
Long-term rental Given the current listing price of €358,000, the 2-bed apartment presents an inflated investment opportunity with a yield of only 2.9% gross, far below the attractive threshold for sustainable long-term rental income. With a fair value of €196,933, investors should note the significant gap of 81.8%, indicating that pursuing this strategy in the current market would not be advisable. Family rental The property’s high listing price of €358,000 compared to its fair value of €196,933 makes it less favorable for family rental, as the yield is unappealing at 2.9% gross. Families typically seek value and affordability, and with the substantial gap of 81.8%, this apartment is likely overvalued for long-term family occupants. Buy-and-hold Acquiring this 2-bed apartment at a listing price of €358,000 with a fair value of €196,933 suggests a poor buy-and-hold investment, with an unattractive gross yield of 2.9%. The significant 81.8% gap from fair value implies that holding onto this property in hopes of value appreciation could be a losing strategy given the current pricing landscape.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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