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 86 m², built in 1988, energy rating E. Located on praceta Luciano Ladeira, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment boasts two balconies that enhance outdoor living and excellent sun exposure, ensuring ample natural light throughout the day. Location Advantage: Positioned in a quiet residential area with easy access to public transport and main roadways, it offers a strategic balance between tranquility and convenience.
The valuation. The asking price of €259,000 is significantly above the fair value of €146,908, resulting in an overprice of €112,092 (43.3%). This rental unit lacks investment appeal at its current asking level. Buy-to-flip angle. Given the significant markup above fair value, a buy-to-flip strategy may not be advisable for this property, as it appears unlikely to yield a profitable resale in a competitive market. Buy-to-let angle. With an estimated gross yield of 3.2%, generating approximately €691 in monthly rental income, the property may attract long-term tenants, albeit with limited cash flow potential due to the high purchase price.
Fair value modelled at €146,908 from the area baseline, adjusted for condition and location. Asking €259,000 sits €112,092 (43.3%) above — overpriced versus fair value.
Asking €259,000 versus the praceta Luciano Ladeira area baseline of €147,920 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 76 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Luciano Ladeira
Area baseline €147,920 + condition -€13,438 + location +€12,425 = modelled fair value of €146,908 (€1,708/m²), a €112,092 (43.3%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Luciano Ladeira | Subject | €259,000 | €3,012 | — | 68 | 71 |
| rua Dom Nuno Álvares Pereira | Active | €279,000 | €4,043 | 34.3% | 63 | 74 |
| rua da Recosta | Active | €249,000 | €3,037 | 0.8% | 68 | 68 |
| praceta Fernão Lopes S / N | Active | €239,900 | €3,199 | 6.2% | — | 81 |
| rua do Douro, 8 | Active | €210,000 | €2,800 | 7.0% | 63 | 75 |
| Median comp | €244,450 | €3,118 | 3.5% | 63 | 75 |
Long-term rental The property at €259,000 is significantly overpriced compared to its fair value of €146,908, suggesting that long-term rental investors may struggle to achieve satisfactory returns. With a gross yield of only 3.2%, the investment does not justify the high entry price relative to market standards. Family rental As a family rental, this apartment may not attract tenants adequately given its pricing at €259,000, which stands 43.3% above the fair market value. The neighbourhood score of 71/100 indicates decent living conditions, but the rental potential is undermined by the elevated cost. Buy-and-hold Opting for a buy-and-hold strategy is risky in this case, as the high price of €259,000 does not align with the fair value of €146,908, reflecting the property as overpriced. Investors may find that appreciation potential is limited, considering the current market dynamics affecting this suburban location. Not ideal for Given the suburban setting and the asking price, this property is not suitable for short-term vacation rental or student housing. These strategies require competitiveness in pricing and demand that this property does not meet due to its current valuation.
Economic Vulnerability With an economic stability score of 75/100, any downturn could impact the property’s rental income, compounded by a tenant stability score of 65/100 suggesting potential volatility in tenant retention.
