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 1972, energy rating C. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment is located just 100 meters from the scenic Park and Riverfront, enhancing its appeal for outdoor enthusiasts and commuters alike.
The valuation. The asking price of €247,500 stands €101,733 (41.1%) above the fair value of €145,767. This significantly overpriced property fails to represent a sound investment based on current market standards.
Fair value modelled at €145,767 from the area baseline, adjusted for condition and location. Asking €247,500 sits €101,733 (41.1%) above — overpriced versus fair value.
Asking €247,500 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €129,000 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 76 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Baixa da Banheira e Vale da Amoreira, Moita, Setúbal
Area baseline €129,000 + condition +€3,867 + location +€12,900 = modelled fair value of €145,767 (€1,944/m²), a €101,733 (41.1%) gap versus the €247,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · cfdea1 | Subject | €247,500 | €3,300 | — | 80 | 75 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 1.6% | 80 | 70 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 3.8% | 75 | 73 |
| rua Miguel Bombarda | Active | €315,000 | €3,938 | 19.3% | 74 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 1e611f | Active | €260,000 | €4,194 | 27.1% | 74 | 71 |
| Median comp | €255,000 | €3,682 | 11.6% | 75 | 72 |
Long-term rental The property’s listing price of €247,500 is 41.1% above its fair value of €145,767, indicating it is overpriced for long-term rental purposes. With a gross yield of only 3.3%, potential investors may find better value elsewhere in the market. Buy-and-hold At a listing price that exceeds fair value by 41.1%, the property does not present an attractive buy-and-hold investment opportunity. The relatively low gross yield of 3.3% suggests that holding this asset may not deliver the expected returns over time. Family rental For family rental purposes, the property is overpriced at €247,500, with a fair value of only €145,767, making it less appealing to potential landlords. The yield of 3.3% indicates limited financial incentive for families seeking rental accommodations, especially given the neighborhood's overall appeal score of 75/100.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
