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 114 m² on the 1st floor, energy rating C. Located on rua Doutor Rodrigues Lapa, 23, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment features a newly renovated electrical system and planned building renovations that have already been financially covered, enhancing its market value.
The valuation. With an asking price of €385,000, this property is significantly above its fair value of €210,557, presenting an excess of €174,443 or 45.3%. As such, it is deemed overpriced in the current market context.
Fair value modelled at €210,557 from the area baseline, adjusted for condition and location. Asking €385,000 sits €174,443 (45.3%) above — overpriced versus fair value.
Asking €385,000 versus the rua Doutor Rodrigues Lapa, 23 area baseline of €196,080 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 70 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Rodrigues Lapa, 23
Area baseline €196,080 + condition -€3,563 + location +€18,039 = modelled fair value of €210,557 (€1,847/m²), a €174,443 (45.3%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Rodrigues Lapa, 23 | Subject | €385,000 | €3,377 | — | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · f36493 | Active | €310,000 | €3,229 | 4.4% | 73 | 74 |
| rua Augusto Gil, 71 | Active | €259,900 | €2,736 | 19.0% | 69 | 75 |
| rua João das Regras | Active | €285,000 | €3,132 | 7.3% | 75 | 75 |
| avenida Dom Afonso Henriques | Active | €298,000 | €3,973 | 17.7% | 75 | 76 |
| Median comp | €291,500 | €3,181 | 5.8% | 74 | 75 |
Long-term rental The property's gross yield of 3.2% is relatively low, indicating that investors may find better opportunities elsewhere. Given that the listing price is 45.3% above fair value, committing to a long-term rental strategy could yield disappointing returns over time. Family rental While the apartment's suburban location offers typical amenities and a decent safety profile, the higher price point might deter potential families from renting. With the property being overpriced by 45.3% compared to its fair value, it seems less attractive for this demographic aiming for value and affordability. Buy-and-hold The current valuation of €385,000 is substantially over fair value, which poses risks for long-term appreciation and returns. Investors considering a buy-and-hold strategy may face challenges due to the significant gap between the listing price and the fair value of the property, which could hinder future profitability.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancies and potential income loss.
