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 126 m², built in 2019, energy rating A. Located on rua Virgínia Rau, 65, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Feature: This apartment includes a spacious balcony that enhances outdoor living, alongside dedicated parking equipped with electric car charging capabilities.
The valuation. The asking price of €442,500 is significantly above the fair value of €231,016, representing a premium of €211,484 (47.8%). This property is clearly overpriced, making it a less attractive investment option.
Fair value modelled at €231,016 from the area baseline, adjusted for condition and location. Asking €442,500 sits €211,484 (47.8%) above — overpriced versus fair value.
Asking €442,500 versus the rua Virgínia Rau, 65 area baseline of €216,720 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 79 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Virgínia Rau, 65
Area baseline €216,720 + condition +€10,828 + location +€3,468 = modelled fair value of €231,016 (€1,833/m²), a €211,484 (47.8%) gap versus the €442,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Virgínia Rau, 65 | Subject | €442,500 | €3,512 | — | 79 | 54 |
| Montijo e Afonsoeiro · 937416 | Active | €445,000 | €2,853 | 18.8% | 79 | 55 |
| rua Entreparedes, 120 | Active | €479,900 | €3,243 | 7.7% | 80 | 57 |
| alameda dos Moinhos | Active | €450,000 | €2,761 | 21.4% | 80 | 58 |
| rua de São José Operário | Active | €427,000 | €2,828 | 19.5% | 74 | 60 |
| Median comp | €447,500 | €2,841 | 19.1% | 80 | 58 |
Long-term rental The 3-bed apartment in Montijo is currently overpriced at €442,500 compared to its fair value of €231,016, indicating a significant 47.8% gap. With a gross yield of only 3.4% and a mediocre neighbourhood score of 54 out of 100, this property does not present an attractive long-term rental opportunity. Buy-and-hold This property, listed at €442,500, far exceeds its fair value of €231,016, creating an unfavorable investment scenario with a notable gap of 47.8%. Considering its low yield of 3.4% and mixed condition rating, it is unlikely to appreciate sufficiently over time to justify the current asking price. Not ideal for With a fair value significantly lower than the listing price, this property is not suitable for the luxury market or short-term vacation rentals, where higher yields are typically expected. The neighbourhood's average ratings further diminish the potential for success in these markets.
Economic Vulnerability With an economic stability score of 50/100, there's a significant risk that economic downturns could negatively impact property values and rental income. Tenant Instability A tenant stability score of 60/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
