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 82 m², built in 1972, energy rating D. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The property includes a charming annex with a typical Alentejo kitchen, perfect for entertaining, and direct kitchen access to a pleasant private garden for outdoor enjoyment.
The valuation. The asking price of €239,000 exceeds fair value by €113,916, translating to a significant 47.7% premium. This property is clearly overpriced in comparison to its calculated worth of €125,084.
Fair value modelled at €125,084 from the area baseline, adjusted for condition and location. Asking €239,000 sits €113,916 (47.7%) above — overpriced versus fair value.
Asking €239,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €210,986 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 50 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Baixa da Banheira e Vale da Amoreira, Moita, Setúbal
Area baseline €210,986 + condition -€27,803 + location +€11,847 = modelled fair value of €125,084 (€1,525/m²), a €113,916 (47.7%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 99f3bc | Subject | €239,000 | €2,915 | — | 55 | 71 |
| rua Gago Coutinho, 25 | Active | €215,000 | €2,867 | 1.6% | 55 | 71 |
| Santo António da Charneca · 4bc77b | Active | €212,500 | €2,872 | 1.5% | 62 | 73 |
| Baixa da Banheira e Vale da Amoreira · 99f23c | Active | €240,000 | €3,038 | 4.2% | 58 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 3893f5 | Active | €250,000 | €3,968 | 36.1% | 57 | 76 |
| Median comp | €227,500 | €2,955 | 1.4% | 58 | 73 |
Long-term rental The property is overpriced at €239,000, significantly exceeding the fair value of €125,084, resulting in a 47.7% gap. With a gross yield of 3.5% and a condition rating of 53/100, the investment lacks the financial attractiveness typically sought in long-term rental opportunities. Family rental Given the property’s price point, family rentals may struggle to yield satisfactory returns as it is overpriced compared to the fair value. The neighborhood's overall quality (71/100) does provide some appeal, but the significant price discrepancy undermines its potential for stable long-term family tenants. Buy-and-hold The current listing price makes this buy-and-hold strategy less viable since it is overpriced at €239,000, far beyond the fair valuation of €125,084. While the location benefits from proximity to Lisbon and suburban amenities, the 47.7% gap against fair value creates a substantial hurdle for future appreciation. Not ideal for Short-term vacation rental, student housing, and the luxury market are not suitable strategies, as the property is significantly overpriced and lacks features attractive to these segments. Investors should reconsider their approach given the valuation challenges presented.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of higher turnover rates, which may impact rental income stability and increase vacancy periods.
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