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, 1-bathroom apartment of 72 m², energy rating D. Located on rua Cidade de Pinhel, 1, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This property features a charming balcony with panoramic views, enhancing the living experience and connecting indoor and outdoor spaces beautifully.
The valuation. The asking price of €250,000 significantly exceeds the fair value of €144,729, resulting in a discrepancy of €105,271 (42.1%). This property is priced overvalued, suggesting a less favorable investment opportunity.
Fair value modelled at €144,729 from the area baseline, adjusted for condition and location. Asking €250,000 sits €105,271 (42.1%) above — overpriced versus fair value.
Asking €250,000 versus the rua Cidade de Pinhel, 1 area baseline of €123,840 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Pinhel, 1
Area baseline €123,840 + condition +€9,000 + location +€11,889 = modelled fair value of €144,729 (€2,010/m²), a €105,271 (42.1%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Pinhel, 1 | Subject | €250,000 | €3,472 | — | 82 | 74 |
| Barreiro e Lavradio · 1e6515 | Active | €239,000 | €3,274 | 5.7% | 76 | 73 |
| rua do Alentejo | Active | €205,000 | €2,808 | 19.1% | 78 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 90d75c | Active | €229,000 | €3,418 | 1.6% | 80 | 69 |
| rua César Coelho, 6 | Active | €279,900 | €2,856 | 17.7% | 75 | 73 |
| Median comp | €234,000 | €3,065 | 11.7% | 77 | 73 |
Long-term rental The property, priced at €250,000, exceeds its fair value by 42.1%, indicating that the current market does not justify the investment based on potential returns. With a gross yield of 3.4%, the long-term rental strategy may not generate sufficient cash flow relative to the purchase price. Family rental The €250,000 listing is overpriced when considering the fair value of €144,729, which limits the attractiveness for family rental opportunities. The neighbourhood’s decent ratings may support tenancy, yet the elevated price diminishes the overall investment appeal for family-oriented leasing. Buy-and-hold This property’s valuation of €250,000 is significantly higher than its fair value, making it a questionable buy-and-hold candidate given the apparent market disconnect. While the apartment’s condition and neighbourhood ratings suggest potential, the price renders it a risky long-term investment option. Not ideal for short-term vacation rental Given the property’s high valuation compared to its fair market price, it may not yield favorable returns for short-term vacation rentals. Additionally, the suburban location, while well-connected, may not attract the tourist demographic needed for this strategy. Not ideal for luxury market The property’s listing price of €250,000 places it in a range that does not align with the expectations of luxury market buyers, especially as it is overpriced. Consequently, pursuing a luxury market strategy seems impractical given the valuation discrepancy. Not ideal for student housing At €250,000, the property is above fair value, making it less appealing for student housing investments which often rely on lower purchase prices to maintain affordability. The apartment's suburban location might further limit its appeal to the student demographic compared to properties located closer to educational institutions.
Economic Sensitivity The property faces potential economic downturns as indicated by a moderately high economic stability score of 75/100, which may lead to fluctuations in rental income. Tenant Stability With a tenant stability score of 70/100, there is a risk of turnover and vacancy, impacting consistent cash flow.
