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.
4-bedroom, 2-bathroom apartment of 120 m² on the 1st floor. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment's unique two-floor layout offers enhanced separation of living and sleeping areas, promoting a house-like feel in a compact urban setting, while its excellent solar exposure ensures bright, inviting interiors throughout the day.
The valuation. The asking price of €295,000 is significantly above the fair value of €210,652, revealing an overvaluation of €84,348 (28.6%). This price does not align with the market's current conditions. Buy-to-flip angle. A buy-to-flip strategy could be challenging given the property's overvaluation, requiring substantial investment to achieve a profit margin upon resale. Quick renovations may not yield a sufficient return in this context. Buy-to-let angle. With an estimated gross yield of 4% (approximately €983/month), the apartment could generate steady rental income, appealing to families given its suburban location. However, investors should be cautious due to the higher-than-fair asking price.
Fair value modelled at €210,652 from the area baseline, adjusted for condition and location. Asking €295,000 sits €84,348 (28.6%) above — overpriced versus fair value.
Asking €295,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €304,920 (€2,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 70 · 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 €304,920 + condition -€15,562 + location +€19,814 = modelled fair value of €210,652 (€1,755/m²), a €84,348 (28.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 99f104 | Subject | €295,000 | €2,458 | — | 68 | 74 |
| rua João Villaret, 34 | Active | €239,000 | €2,234 | 9.1% | 70 | 77 |
| rua João Rainho, 13 | Active | €320,000 | €2,443 | 0.6% | 72 | 73 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 6.0% | 65 | 72 |
| rua Dom António Ferreira Gomes, 7 | Active | €275,000 | €2,083 | 15.3% | 60 | 75 |
| Median comp | €290,000 | €2,273 | 7.6% | 68 | 74 |
Long-term rental The 4-bed apartment in Baixa da Banheira e Vale da Amoreira, priced at €295,000, is overpriced compared to its fair value of €210,652, presenting a gap of 28.6%. With a gross yield of 4% and a neighborhood score of 74/100, potential long-term rental returns are not compelling enough to justify the inflated listing price. Family rental Given the 4-bed layout and location within the family-friendly Greater Lisbon area, the property could serve family renters; however, it remains overpriced at €295,000 versus a fair value of €210,652. The 67/100 condition score suggests that additional renovation might be necessary to attract families, further diminishing the appeal of this investment. Buy-and-hold The buy-and-hold strategy for this property is less attractive due to its current price of €295,000, which significantly exceeds the fair value of €210,652. The gross yield of 4% does not compensate for the 28.6% gap, making this property less appealing as a long-term investment opportunity. Short-term vacation rental The property is not suitable for a short-term vacation rental, especially given its overpriced status at €295,000, compared to a fair valuation of €210,652. The neighborhood's appeal of 74/100 may not attract short-term visitors willing to meet the inflated price. Student housing Given its pricing at €295,000, which is well above the fair value of €210,652, the property does not present an ideal opportunity for student housing. A close evaluation reveals that both the property condition and yield may deter students from considering this option, especially in a competitive market.
Economic and Tenant Volatility: With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and potential vacancies due to economic downturns or tenant turnover.
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