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, 2-bathroom apartment of 121 m² on the 2nd floor, built in 1973, energy rating C. Located on rua Alexandre Herculano, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: The apartment's unique transformation from a T4 to a spacious T3 has resulted in an expansive living area that enhances both natural light and social interaction.
The valuation. The asking price of €345,000 is €33,017 (8.7%) below the fair value of €378,017, indicating that it is fairly priced. This valuation positions the property as a competitive option in the current market.
Fair value modelled at €378,017 from 5 comparable sales in the area. Asking €345,000 sits €33,017 (8.7%) below — the upside to fair value.
Asking €345,000 versus the rua Alexandre Herculano area baseline of €363,680 (€3,006/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €363,680, adjusted for condition and micro-location, gives a modelled fair value of €378,017 (€3,124/m²), a €33,017 (8.7%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Alexandre Herculano | Subject | €345,000 | €2,851 | — | 62 | 75 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 831408 | Active | €310,000 | €3,229 | 13.3% | 72 | 75 |
| Laranjeiro e Feijó · 375096 | Active | €249,500 | €3,240 | 13.6% | 72 | 73 |
| avenida Arsenal do Alfeite | Active | €349,000 | €2,983 | 4.6% | 72 | 71 |
| rua Infante Dom Pedro | Active | €349,900 | €3,124 | 9.6% | 73 | 77 |
| Median comp | €329,500 | €3,177 | 11.4% | 72 | 74 |
Long-term rental The property in Almada offers a gross yield of 4%, which aligns adequately with market expectations given its location and proximity to Lisbon's economic activities. However, with a fair value assessed at €378,017, the current listing price suggests an adjusted market perspective rather than a clear opportunity for yield enhancement. Family rental With a spacious layout of 121m², this 3-bed apartment is well-suited for family living, supported by a neighbourhood score of 75/100 that reflects the availability of amenities and quality of life. Although the property is rated conditionally at 67/100, it remains fairly priced in the context of the current housing market, ensuring that tenants are attracted to its features without considering it a significant deal. Buy-and-hold The investment potential of this property can be appreciated in the context of long-term appreciation, especially considering its fair pricing in relation to its market value. The consistent demand for housing in Almada and its advantageous location relative to Lisbon make it a reasonable choice for buy-and-hold investors, despite the lack of a compelling discount from fair value.
Economic downturn risk Given the economic stability score of 80, there is potential vulnerability to a downturn that could negatively impact rental income, while the tenant stability score of 70 suggests a moderate likelihood of turnover and vacancy loss.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
