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, 2-bathroom apartment of 102 m², built in 2006, energy rating C. Located on rua Nónio, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This apartment boasts a fireplace with heat recovery, enhancing energy efficiency and providing a cozy atmosphere in the spacious living room.
The valuation. The asking price of €355,000 is significantly above the fair value of €183,254, representing an overvaluation of €171,746 (48.4%). This suggests the property is overpriced relative to its actual worth. Buy-to-flip angle. The strategy for resale would involve renovating the high-quality finishes to increase market appeal, capitalizing on the current demand in Montijo e Afonsoeiro. However, due to the tight margin, returns may be limited. Buy-to-let angle. The potential for rental income is currently non-existent, yielding 0% due to the high asking price. This makes it unsuitable for a buy-to-let strategy unless the price is significantly adjusted to align with market rents.
Fair value modelled at €183,254 from the area baseline, adjusted for condition and location. Asking €355,000 sits €171,746 (48.4%) above — overpriced versus fair value.
Asking €355,000 versus the rua Nónio area baseline of €285,192 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 60 · Amenities 55 · Economic 65 · Tenant Quality 58). Strong amenities and housing-market momentum support a premium to baseline.
rua Nónio
Area baseline €285,192 + condition +€797 + location +€7,018 = modelled fair value of €183,254 (€1,797/m²), a €171,746 (48.4%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nónio | Subject | €355,000 | €3,480 | — | 72 | 60 |
| rua Elvira Tavares Ventura, 152 | Active | €330,000 | €3,587 | 3.1% | 78 | 43 |
| rua Serpa Pinto, 85 | Active | €277,000 | €3,378 | 2.9% | 80 | 59 |
| Montijo e Afonsoeiro · 956a0e | Active | €330,000 | €3,084 | 11.4% | 70 | 54 |
| Montijo e Afonsoeiro · 261d89 | Active | €285,000 | €3,750 | 7.7% | 72 | 55 |
| Median comp | €307,500 | €3,483 | 0.1% | 75 | 55 |
Long-term rental The property shows a significant gap of 48.4% from its fair value, suggesting it may not provide satisfactory returns for long-term rental investors. With a yield of 0% gross, this investment is unlikely to generate sufficient cash flow to justify the current listing price. Buy-and-hold Given the stark difference between the listing price and fair value, holding onto this property is not advisable as it is priced 48.4% above fair value. The combination of a low yield and average condition diminishes its potential for appreciation over time. Family rental As a family rental, this property might offer a decent living space in a suburban area, but its current price is 48.4% over fair value. Additionally, the mediocre neighbourhood rating of 60/100 and a yield of 0% gross limit its attractiveness to families seeking long-term stability and value for money.
Tenant turnover risk The tenant stability score of 58/100 suggests a higher likelihood of occupant turnover, potentially leading to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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