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 95 m², built in 1995, energy rating C. Located on rua Augusto Gil S / N, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes a cozy fireplace in the living room and a balcony that provides a private outdoor space for relaxation and leisure activities.
The valuation. The asking price of €277,000 is significantly above the fair value of €168,634, presenting an excess of €108,366 or 39.1%. This property is overpriced and does not present a viable investment at its current listing.
Fair value modelled at €168,634 from the area baseline, adjusted for condition and location. Asking €277,000 sits €108,366 (39.1%) above — overpriced versus fair value.
Asking €277,000 versus the rua Augusto Gil S / N area baseline of €244,435 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 71 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto Gil S / N
Area baseline €244,435 + condition -€6,531 + location +€11,765 = modelled fair value of €168,634 (€1,775/m²), a €108,366 (39.1%) gap versus the €277,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Gil S / N | Subject | €277,000 | €2,916 | — | 72 | 68 |
| rua Doutor Manuel Pacheco Nobre | Active | €265,000 | €2,849 | 2.3% | 68 | 71 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 6.3% | 65 | 72 |
| rua Professor Joaquim Vicente França | Active | €228,000 | €3,508 | 20.3% | 74 | 69 |
| rua do Trabalhador, 95 | Active | €249,000 | €3,365 | 15.4% | 74 | 73 |
| Median comp | €257,000 | €3,107 | 6.6% | 71 | 72 |
Long-term rental The 2-bed apartment in Baixa da Banheira e Vale da Amoreira, listed at €277,000, is overpriced compared to its fair value of €168,634, presenting a significant gap of 39.1%. With a gross yield of only 3.2%, the property does not align with attractive long-term rental investment criteria. Family rental This property, assessed at €277,000, considerably exceeds the fair value of €168,634, indicating a 39.1% overpricing in the current market. Given the gross yield of 3.2%, it is unlikely to attract families seeking value without overstretching their budget. Buy-and-hold The 2-bed apartment’s listing price of €277,000 is significantly higher than the fair value of €168,634, which demonstrates a 39.1% markup that undermines its investment potential. With a subpar gross yield of 3.2%, this property lacks the fundamentals suitable for a profitable buy-and-hold strategy.
Tenant turnover risk With a tenant stability score of 60/100, there is an elevated risk of high tenant turnover, which may lead to increased vacancy periods and costs associated with finding new tenants.
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