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 129 m², built in 2006, energy rating D. Located on rua São Sebastião, 93, Moita parish, Moita municipality, Setúbal district. Location Advantage: The property features a spacious attic that offers additional storage and living space, along with breathtaking views of the Tejo River from the private balcony.
The valuation. The asking price of €355,800 is significantly above fair value, which sits at €209,768. This represents a difference of €146,032, marking the property as overpriced by 41.0%. Buy-to-flip angle. The resale strategy would focus on renovating the apartment to increase its market appeal and selling it quickly for a profit, despite current overvaluation. Buy-to-let angle. The rental strategy estimates a gross yield of 3.2% with monthly income of approximately €949, catering to families in the suburban area near Lisbon for long-term rentals.
Fair value modelled at €209,768 from the area baseline, adjusted for condition and location. Asking €355,800 sits €146,032 (41.0%) above — overpriced versus fair value.
Asking €355,800 versus the rua São Sebastião, 93 area baseline of €221,880 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 76 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua São Sebastião, 93
Area baseline €221,880 + condition +€0 + location +€4,916 = modelled fair value of €209,768 (€1,626/m²), a €146,032 (41.0%) gap versus the €355,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Sebastião, 93 | Subject | €355,800 | €2,758 | — | 74 | 56 |
| Moita · 9375f6 | Active | €285,000 | €3,239 | 17.4% | 80 | 65 |
| rua Manuel da Fonseca | Active | €335,000 | €2,863 | 3.8% | 74 | 62 |
| rua Luís de Freitas Branco, 22 | Active | €325,000 | €3,037 | 10.1% | 71 | 63 |
| rua Fernando Pessoa, 42 | Active | €264,990 | €2,789 | 1.1% | 73 | 60 |
| Median comp | €305,000 | €2,950 | 7.0% | 74 | 63 |
Long-term rental The property's current price of €355,800 is significantly higher than its fair value of €209,768, indicating that it is overpriced by 41.0%. With a gross yield of only 3.2%, it may not generate adequate returns for long-term rental investors given the high purchase price. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is questionable, as the fair value suggests a price disparity that makes it overpriced at €355,800. The decent condition rating of 75/100 does not compensate for the fact that the yield is suboptimal, raising concerns about future appreciation potential. Family rental This property, listed at €355,800, is positioned far above its fair value of €209,768, making it overpriced for family rental purposes. Although the location is suitable for suburban living, the neighborhood rating of 56/100 and low yield of 3.2% may deter families from choosing this as their ideal rental home.
Economic and Tenant Stability Risk The property’s average economic stability score of 55 and tenant stability score of 60 indicates potential volatility with a moderate likelihood of rental income fluctuations or tenant turnover.
