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 168 m², built in 2020, energy rating A. Located on rua Virgínia Rau, 8, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This apartment boasts a generous balcony with unobstructed views, providing both privacy and a refreshing outdoor space amidst the urban setting.
The valuation. The asking price of €450,000 sits €108,832 (24.2%) above the fair value of €341,168, indicating the property is overpriced. Buyers should be cautious in evaluating potential returns.
Fair value modelled at €341,168 from the area baseline, adjusted for condition and location. Asking €450,000 sits €108,832 (24.2%) above — overpriced versus fair value.
Asking €450,000 versus the rua Virgínia Rau, 8 area baseline of €288,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Virgínia Rau, 8
Area baseline €288,960 + condition +€21,000 + location +€31,208 = modelled fair value of €341,168 (€2,031/m²), a €108,832 (24.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Virgínia Rau, 8 | Subject | €450,000 | €2,679 | — | 80 | 77 |
| praça da Concórdia | Active | €360,000 | €3,025 | 12.9% | 71 | 72 |
| Barreiro e Lavradio · 90d769 | Active | €285,000 | €3,132 | 16.9% | 78 | 74 |
| Montijo e Afonsoeiro · 6fba5b | Active | €297,500 | €3,500 | 30.7% | 76 | 73 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 24.2% | 82 | 78 |
| Median comp | €291,250 | €3,230 | 20.6% | 77 | 74 |
Long-term rental The 3-bed apartment in Montijo is currently listed at €450,000, which represents a significant gap of 24.2% from its fair value of €341,168, indicating that the property is overpriced. Given the gross yield of 3.3%, potential returns may not justify the high acquisition cost, making this strategy less appealing for investors. Buy-and-hold With a fair value of only €341,168 compared to the asking price of €450,000, the property is overpriced by 24.2%, suggesting limited potential for appreciation. While the neighbourhood boasts a solid condition rating of 83/100, the investment's high entry price does not align with favorable long-term holding prospects. Family rental This property, priced at €450,000 versus a fair value of €341,168, is overpriced by 24.2%, which can strain profitability for family-oriented rental strategies. Even though the neighbourhood score of 77/100 reflects a stable environment, the inflated acquisition cost limits rental yield potential for families seeking long-term housing solutions.
Economic Vulnerability The economic stability score of 80 indicates a strong economy, but the tenant stability score of 70 suggests potential risks in tenant retention or satisfaction, which could impact rental income volume significantly.**
