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 115 m². Located on rua Augusto Gil S / N, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment's huge private outdoor area offers exceptional versatility, ideal for outdoor entertaining, gardening, or relaxation, significantly enhancing its livability in a central location.
The valuation. The asking price of €269,500 exceeds the fair value of €209,958 by €59,542 (22.1%), indicating that the property is overpriced. This highlights an investment risk for potential buyers.
Fair value modelled at €209,958 from the area baseline, adjusted for condition and location. Asking €269,500 sits €59,542 (22.1%) above — overpriced versus fair value.
Asking €269,500 versus the rua Augusto Gil S / N area baseline of €197,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto Gil S / N
Area baseline €197,800 + condition -€2,875 + location +€15,033 = modelled fair value of €209,958 (€1,826/m²), a €59,542 (22.1%) gap versus the €269,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Gil S / N | Subject | €269,500 | €2,343 | — | 70 | 69 |
| Baixa da Banheira e Vale da Amoreira · 90d95c | Active | €305,000 | €2,311 | 1.4% | 65 | 72 |
| Santo António da Charneca · 38accc | Active | €299,900 | €2,097 | 10.5% | 70 | 69 |
| Baixa da Banheira e Vale da Amoreira · 1e6114 | Active | €299,000 | €2,534 | 8.1% | 72 | 75 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,555 | 9.0% | 70 | 64 |
| Median comp | €302,450 | €2,423 | 3.4% | 70 | 71 |
Long-term rental The property is not an ideal choice for long-term rental investments due to its overpriced valuation, with a fair value significantly below the asking price, indicating less potential for capital appreciation. Additionally, with a gross yield of 4% and a condition rating of 73/100, the property may not attract high-quality tenants in a suburban area with a neighborhood rating of 69/100. Buy-and-hold Given the current market conditions, investing in this property as a buy-and-hold strategy is not advisable since its price exceeds fair value by 22.1%. The combination of a modest gross yield and the risk of market stagnation in the suburban context suggests limited upside potential. Family rental While family rental properties typically benefit from stable demand, this particular apartment’s overpriced positioning at €269,500 poses a challenge for profitability. The local amenities and condition rating are not strong enough to justify the investment at this price point, likely resulting in reduced interest from prospective tenants. Not ideal for: Short-term vacation rental, Student housing, Luxury market This property’s high price does not align with the expectations of short-term vacation rentals or student housing, which require affordability to attract a consistent client base. Moreover, the luxury market is unlikely to be interested in an apartment that is presently overpriced, given the suburban location and average neighborhood ratings.
Economic Sensitivity Risk The property is at risk due to moderate economic and tenant stability scores of 70/100, indicating vulnerability to market fluctuations that could impact occupancy and rental income.
