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 villa of 187 m², built in 1998, energy rating D. Located on rua Padre António Vieira, 86, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: This villa includes a separate, fully renovated T1 unit, ideal for rental income or guests, and features ample outdoor space great for family gatherings.
The valuation. The asking price of €449,000 sits €120,284 (26.8%) above the fair value of €328,716, indicating that this property is overpriced. Buyers should carefully evaluate market conditions before proceeding.
Fair value modelled at €328,716 from the area baseline, adjusted for condition and location. Asking €449,000 sits €120,284 (26.8%) above — overpriced versus fair value.
Asking €449,000 versus the rua Padre António Vieira, 86 area baseline of €475,354 (€2,542/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 78 · Amenities 76 · Economic 74 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre António Vieira, 86
Area baseline €475,354 + condition +€877 + location +€30,883 = modelled fair value of €328,716 (€1,758/m²), a €120,284 (26.8%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre António Vieira, 86 | Subject | €449,000 | €2,401 | — | 72 | 76 |
| Santo António da Charneca · 82c7c9 | Active | €430,000 | €1,928 | 19.7% | 65 | 74 |
| rua Sebastião Alves Dias | Active | €550,000 | €1,930 | 19.6% | 68 | 78 |
| rua do Pinho, 98 | Active | €549,000 | €2,952 | 22.9% | 75 | 63 |
| Alhos Vedros · 956e47 | Active | €599,000 | €3,088 | 28.6% | 78 | 73 |
| Median comp | €549,500 | €2,441 | 1.7% | 72 | 74 |
Long-term rental Given the property is overpriced with a fair value of €328,716, the gross yield of 4.2% does not justify the premium asking price of €449,000. This scenario diminishes the attractiveness for long-term rental investment, as immediate cash flow may be adversely affected. Family rental As a family rental, the villa's characteristics and neighborhood rating of 76/100 could suggest some demand; however, the significant gap to fair value highlights its overpriced status. Potential tenants may find better options elsewhere, drastically reducing its competitive edge in the family rental market. Buy-and-hold The buy-and-hold strategy faces challenges due to the property's 26.8% gap from fair value, leading to concerns about capital appreciation. While the location has potential, an overpriced asset may limit long-term gains, making it a less favorable investment choice in the current market context.
Economic Dependence Risk The economic stability score of 74 suggests a moderate risk due to potential fluctuations in the local economy, which could impact tenant stability and rental income.
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