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 apartment of 89 m², energy rating C. Located on rua das Meloas, Almada, Cova da Piedade, Pragal e Cacilhas parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment boasts a modern balcony perfect for outdoor relaxation, and is situated only an 8-minute walk from the Alfeite Naval Base, enhancing its appeal for military personnel.
The valuation. The asking price of €278,000 sits €10,138 below the fair value of €288,138, representing a 3.5% discrepancy. This property is valued fairly based on current market conditions.
Fair value modelled at €288,138 from 5 comparable sales in the area. Asking €278,000 sits €10,138 (3.5%) below — the upside to fair value.
Asking €278,000 versus the rua das Meloas area baseline of €232,938 (€2,617/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €232,938, adjusted for condition and micro-location, gives a modelled fair value of €288,138 (€3,238/m²), a €10,138 (3.5%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Meloas | Subject | €278,000 | €3,124 | — | 64 | 75 |
| alameda 25 de Abril | Active | €280,000 | €3,333 | 6.7% | 58 | 81 |
| rua Alexandre Herculano | Active | €345,000 | €2,851 | 8.7% | 62 | 75 |
| Laranjeiro e Feijó · 9af974 | Active | €259,000 | €3,238 | 3.6% | 68 | 75 |
| rua Alexandre Herculano, 15 | Active | €345,000 | €2,828 | 9.5% | 72 | 75 |
| Median comp | €312,500 | €3,045 | 2.5% | 65 | 75 |
Long-term rental The property presents a gross yield of 4.1%, which is competitive in the suburban market of Almada. With a fair value assessment, this investment would generate steady income, albeit with modest growth potential given its positioning at fair market value. Family rental The 2-bed apartment is well-suited for family rentals in a 75/100 rated neighborhood, offering a good quality living environment. While the investment is reasonably aligned with market expectations, families may appreciate access to amenities and a low crime rate, keeping rental demand stable. Buy-and-hold As a buy-and-hold investment, the property is positioned within a suburban area of Greater Lisbon with a fair valuation of €278,000. Although it may provide stable cash flow, the modest growth highlighted by its 3.5% gap from fair value suggests investors should be cautious of significant appreciation in the near future.
Economic-tenant stability risk The combined economic and tenant stability scores of 75/100 suggest a moderate risk that fluctuations in local employment rates or tenant turnover could negatively impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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