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 193 m², built in 2009. Located Atalaia e Alto Estanqueiro-Jardia parish, Montijo municipality, Setúbal district. Noteworthy Features: The apartment boasts a fully equipped kitchen with modern appliances and a generous parking space, enhancing convenience and functionality for residents.
The valuation. The asking price of €389,000 exceeds the fair value of €343,239 by €45,761, or 11.8%. This property is considered overpriced. Buy-to-flip angle. To capitalize on the resale market, a strategy focused on value-add renovations can be employed, enhancing appeal before a quick sale. Buy-to-let angle. With an estimated gross yield of 0%, a long-term rental strategy could be developed for family tenants, ideally positioned in the semi-rural Montijo.”
Fair value modelled at €343,239 from the area baseline, adjusted for condition and location. Asking €389,000 sits €45,761 (11.8%) above — overpriced versus fair value.
Asking €389,000 versus the Atalaia e Alto Estanqueiro-Jardia, Montijo, Setúbal area baseline of €539,628 (€2,796/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 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 40 · Amenities 50 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Atalaia e Alto Estanqueiro-Jardia, Montijo, Setúbal
Area baseline €539,628 + condition +€9,952 + location +€1,328 = modelled fair value of €343,239 (€1,778/m²), a €45,761 (11.8%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Atalaia e Alto Estanqueiro-Jardia · 4202be | Subject | €389,000 | €2,016 | — | 75 | 51 |
| Montijo e Afonsoeiro · ba3d4d | Active | €339,000 | €2,387 | 18.4% | 75 | 59 |
| rua Duque de Loulé | Active | €440,000 | €2,095 | 4.0% | 72 | 51 |
| avenida Pedro Nunes, 745 | Active | €369,900 | €2,466 | 22.3% | 75 | 58 |
| Montijo e Afonsoeiro · f366e0 | Active | €360,000 | €2,553 | 26.7% | — | 55 |
| Median comp | €364,950 | €2,427 | 20.4% | 75 | 57 |
Long-term rental Long-term rental returns appear unfeasible given the 0% gross yield and the current selling price of €389,000, which is €45,761 above fair value. With a neighbourhood rating of 51/100, tenant quality may not be aligned with the investment expectations. Value-add renovation The property at €389,000 offers a narrow margin for potential value-add renovations given that it is already overpriced by 11.8% relative to its fair value of €343,239. The current condition of 78/100 suggests some cosmetic improvements could yield a return, but the starting price is a significant hurdle. Family rental Although marketed for family rentals, the high listing price of €389,000 makes it less attractive in the context of the local market, which is reflected in the neighbourhood's average score of 51/100. With no gross yield, it lacks the financial viability needed for a stable family rental investment.
Economic and Tenant Instability With both economic and tenant stability scores at 55/100, there is a heightened risk of fluctuations in rental income and occupancy rates due to potential economic downturns or tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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