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 114 m², energy rating E. Located on rua Luiz Costa, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious balcony with direct river views, ideal for relaxation, and includes exclusive access to a private interior patio for additional outdoor enjoyment.
The valuation. The asking price of €285,000 is significantly above the fair value of €165,543, representing an overpriced situation by €119,457 (41.9%). This discrepancy suggests that potential buyers should approach with caution. Buy-to-flip angle. The current condition and aesthetic of the apartment may appeal to investors looking to renovate quickly and resell, but the high asking price could limit potential profit margins in a buy-to-flip scenario. Buy-to-let angle. With an estimated gross yield of 3% (~€712/month), the apartment could serve as a solid buy-to-let investment, particularly for families seeking suburban living while benefiting from proximity to Lisbon.
Fair value modelled at €165,543 from the area baseline, adjusted for condition and location. Asking €285,000 sits €119,457 (41.9%) above — overpriced versus fair value.
Asking €285,000 versus the rua Luiz Costa area baseline of €181,032 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 62 · Materials 58 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 65 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Luiz Costa
Area baseline €181,032 + condition -€27,075 + location +€11,586 = modelled fair value of €165,543 (€1,452/m²), a €119,457 (41.9%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luiz Costa | Subject | €285,000 | €2,500 | — | 62 | 66 |
| rua Unidade, 1 | Active | €320,000 | €2,302 | 7.9% | 60 | 73 |
| urbanização Fidalguinhos Fidalguinhos | Active | €350,000 | €2,448 | 2.1% | 65 | 69 |
| rua José Vianna da Motta | Active | €259,500 | €2,425 | 3.0% | 70 | 73 |
| Barreiro e Lavradio · 6f407d | Active | €205,000 | €2,113 | 15.5% | — | 74 |
| Median comp | €289,750 | €2,364 | 5.5% | 65 | 73 |
Long-term rental The apartment in Alhos Vedros is overpriced at €285,000 compared to a fair value of €165,543, leading to a significant gap of 41.9%. With a gross yield of only 3%, the financial returns may not justify this investment in the long-term rental market. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unfavorable due to its overpriced status and a fair value significantly lower than the listing price. The lower condition rating of 60/100 could lead to higher maintenance costs, further diminishing the appeal of this long-term investment. Family rental While the suburban location offers proximity to Lisbon and educational opportunities, the €285,000 price tag assesses this property as overpriced against the fair value of €165,543. Potential families might be attracted to the area, but the expected rental income may not be sufficient to support this investment's current valuation.
Rent Loss Risk The economic and tenant stability scores of 65/100 indicate a moderate risk of potential rent loss due to possible fluctuations in tenant demand and economic conditions.
