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, 1-bathroom apartment of 75 m², built in 1988, energy rating D. Located on rua Matias de Albuquerque, 12, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment boasts a modern open-space kitchen seamlessly integrated with the living area, enhancing its spacious feel and ideal for social gatherings.
The valuation. The asking price of €246,000 sits significantly above the fair value of €131,425, indicating an excess of €114,575 (46.6%). This property is clearly overpriced based on current market conditions.
Fair value modelled at €131,425 from the area baseline, adjusted for condition and location. Asking €246,000 sits €114,575 (46.6%) above — overpriced versus fair value.
Asking €246,000 versus the rua Matias de Albuquerque, 12 area baseline of €119,100 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Matias de Albuquerque, 12
Area baseline €119,100 + condition +€3,750 + location +€8,575 = modelled fair value of €131,425 (€1,752/m²), a €114,575 (46.6%) gap versus the €246,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Matias de Albuquerque, 12 | Subject | €246,000 | €3,280 | — | 75 | 68 |
| rua César Coelho, 6 | Active | €279,900 | €2,856 | 12.9% | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 90d75c | Active | €229,000 | €3,418 | 4.2% | 80 | 69 |
| rua do Alentejo | Active | €205,000 | €2,808 | 14.4% | 78 | 74 |
| Barreiro e Lavradio · 1e6515 | Active | €239,000 | €3,274 | 0.2% | 76 | 73 |
| Median comp | €234,000 | €3,065 | 6.6% | 77 | 73 |
Long-term rental Given the gross yield of 3.5% and a fair value gap of 46.6%, the long-term rental potential of this property is overshadowed by its current overpriced status. Investors should approach with caution, as the high price relative to fair value may limit future rental growth and profitability. Family rental This property, while in proximity to Lisbon and offering decent conditions, is currently overpriced at €246,000, significantly exceeding its fair value by 46.6%. Family tenants may be deterred by the price, which does not align with the relatively average neighborhood characteristics. Buy-and-hold The buy-and-hold strategy might not be advisable here due to the property being listed at €246,000, far above its fair value of €131,425, representing a significant 46.6% overpricing. With such a high entry price, the long-term appreciation potential is compromised, making this a risky investment choice. Not ideal for The luxury market will find this property unsuitable due to its suburban characteristics and high pricing, which do not align with the expectations of high-end buyers. Similarly, the short-term vacation rental market will be negatively impacted by the overpriced listing in a neighborhood that lacks premium amenities to attract visitors.
Economic and Tenant Stability Risk The property may face challenges due to a moderate economic stability score of 70/100 and a lower tenant stability score of 65/100, indicating potential fluctuations in rental income and occupancy rates.
