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 112 m² on the 1st floor, built in 2000, energy rating C. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The property includes an annex of about 15m², ideal for storage or a home office, enhancing the overall utility of the living space.
The valuation. The asking price of €267,000 is significantly above fair value, by €56,287 (21.1%), which is consistent with the verdict: overpriced. This suggests that potential investors should be cautious before committing to this property.
Fair value modelled at €210,713 from the area baseline, adjusted for condition and location. Asking €267,000 sits €56,287 (21.1%) above — overpriced versus fair value.
Asking €267,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €284,592 (€2,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 77 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Baixa da Banheira e Vale da Amoreira, Moita, Setúbal
Area baseline €284,592 + condition +€350 + location +€17,723 = modelled fair value of €210,713 (€1,881/m²), a €56,287 (21.1%) gap versus the €267,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 82c799 | Subject | €267,000 | €2,384 | — | 74 | 73 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 1.2% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 1.6% | 72 | 72 |
| rua Cândido Manuel Pereira | Active | €385,000 | €2,092 | 12.2% | 70 | 80 |
| Alto do Seixalinho, Santo André e Verderena · 96c557 | Active | €277,500 | €2,569 | 7.8% | 80 | 73 |
| Median comp | €307,000 | €2,389 | 0.2% | 73 | 73 |
Long-term rental The property, listed at €267,000, is priced 21.1% above its fair value of €210,713, making it an expensive choice for long-term rental investments. With a gross yield of only 3.1%, this option does not provide sufficient returns to justify its high entrance price. Family rental Although the suburb of Baixa da Banheira e Vale da Amoreira offers good schooling options and is generally safe, the property is overpriced at €267,000 compared to its fair value of €210,713. Therefore, it may not attract families looking for value in their rental investments. Buy-and-hold Investing in this property as a buy-and-hold strategy is less appealing due to its €267,000 asking price, which exceeds the fair value of €210,713 by 21.1%. The limited gross yield of 3.1% coupled with the inflated price suggests that capital growth may not be sufficient over the long term.
Tenant turnover risk A tenant stability score of 70/100 suggests a moderate risk of turnover, potentially leading to increased vacancy costs and impacts on rental income.
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