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, 3-bathroom apartment of 137 m², built in 2008, energy rating D. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The property includes a spacious living and dining room of 63 m² with a fireplace and an adaptable independent commercial space with potential for residential conversion. Exterior Highlights: It features a pool and barbecue area, offering a unique leisure space in a central location.
The valuation. The asking price of €850,000 is significantly above fair value at €462,966, indicating that the property is overpriced by €387,034, or 83.6%. This disparity raises concerns about potential returns on investment.
Fair value modelled at €462,966 from 6 comparable sales in the area. Asking €850,000 sits €387,034 (83.6%) above — overpriced versus fair value.
Asking €850,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €393,462 (€2,872/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 €393,462, adjusted for condition and micro-location, gives a modelled fair value of €462,966 (€3,379/m²), a €387,034 (83.6%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 2d81f8 | Subject | €850,000 | €6,204 | — | 78 | 78 |
| Corroios · b45351 | Active | €280,000 | €3,333 | 46.3% | 80 | 76 |
| rua Miguel Torga | Active | €298,000 | €3,425 | 44.8% | 75 | 75 |
| rua Alves Redol Nr, 5, 5 | Active | €285,000 | €3,000 | 51.6% | 75 | 76 |
| rua Cidade de Tete | Active | €295,000 | €2,810 | 54.7% | 73 | 81 |
| Median comp | €290,000 | €3,167 | 49.0% | 75 | 76 |
Long-term rental The apartment at €850,000 is significantly overpriced compared to its fair value of €462,966, indicating limited potential for long-term capital appreciation. With a gross yield of only 1.6%, investors may find it difficult to see attractive returns on their investment in this property. Family rental Given the high price point of €850,000 against a fair value of €462,966, the potential for family rental income may not be sufficient to justify the investment. The yield of 1.6% further suggests that families may be unwilling to pay premium rental prices in the current market climate. Buy-and-hold This property, listed at €850,000 yet valued at only €462,966, reflects an 83.6% gap that signals it is overpriced for a buy-and-hold strategy. The low gross yield of 1.6% raises concerns about whether holding this property would yield a favorable outcome in terms of long-term growth or rental income.
Economic Impact Risk The combination of an economic stability score of 80 and a lower tenant stability score of 70 indicates potential fluctuations in rental income, which could affect long-term investment returns due to less reliable tenant retention.
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