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.
5-bedroom, 7-bathroom house of 835 m², energy rating G. Located Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. This property features a large L-shaped swimming pool and a manicured garden, enhancing its appeal for outdoor entertaining and relaxation in a desirable location.
The valuation. The asking price of €2,500,000 is €331,911 (15.3%) above the fair value of €2,168,089. This property is priced in line with its worth, indicating a fair market positioning.
Fair value modelled at €2,168,089 from 6 comparable sales in the area. Asking €2,500,000 sits €331,911 (15.3%) above — overpriced versus fair value.
Asking €2,500,000 versus the Almada, Cova da Piedade, Pragal e Cacilhas, Almada, Setúbal area baseline of €1,653,140 (€1,980/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €1,653,140, adjusted for condition and micro-location, gives a modelled fair value of €2,168,089 (€2,597/m²), a €331,911 (15.3%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Almada, Cova da Piedade, Pragal e Cacilhas · 9af8b4 | Subject | €2,500,000 | €2,994 | — | 76 | 75 |
| Charneca de Caparica e Sobreda · 4a7f6f | Active | €580,000 | €2,148 | 28.3% | 60 | 75 |
| parque da Paz | Active | €850,000 | €4,048 | 35.2% | — | 76 |
| Laranjeiro e Feijó · 4b6d26 | Active | €675,000 | €2,280 | 23.8% | 68 | 74 |
| Caparica e Trafaria · efdd76 | Active | €150,000 | €968 | 67.7% | — | 70 |
| Median comp | €627,500 | €2,214 | 26.1% | 64 | 75 |
Long-term rental The property offers a gross yield of 5%, which aligns with the average rental returns in the area. Given the suburban location near Lisbon, it is suitable for long-term tenancy, appealing to professionals who are drawn to the job market in the city. Family rental With five bedrooms and ample space on an 835m² lot, this property is ideally suited for larger families seeking a comfortable residence. The good neighborhood rating of 75/100 suggests a friendly environment conducive to family living, although the condition rating of 78/100 may require some attention. Buy-and-hold The fair value of €2,168,089 presents a stable investment opportunity for a buy-and-hold strategy, as the asset is close to infrastructure and amenities that attract tenants. While the property does not cater to the luxury market, its location in Almada ensures consistent interest in long-term rentals, supporting future appreciation and stability.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate level of potential turnover, which could disrupt rental income and increase vacancy-related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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