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.
4-bedroom, 4-bathroom duplex of 267 m², built in 2023, energy rating A. Located on rua Cidade da Praia, 282, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: The upper floor features an adaptable open space, perfect for a home office or leisure area, and includes a generous private terrace for outdoor enjoyment.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €490,778, representing an overpricing of €709,222 (59.1%). This property is considered overpriced. Buy-to-flip angle. A resale strategy would focus on enhancing the property through renovations while capitalizing on its high-end materials, potentially attracting buyers seeking luxury suburban living. Buy-to-let angle. The estimated rental income of €2,000 per month yields a gross return of 2%, appealing to long-term renters looking for quality housing near Lisbon.
Fair value modelled at €490,778 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €709,222 (59.1%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua Cidade da Praia, 282 area baseline of €459,240 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 90 · Room dimensions 87). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 55 · Amenities 45 · Economic 50 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua Cidade da Praia, 282
Area baseline €459,240 + condition +€33,375 + location -€1,837 = modelled fair value of €490,778 (€1,838/m²), a €709,222 (59.1%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 282 | Subject | €1,200,000 | €4,494 | — | 85 | 49 |
| rua Padre Manuel Gonçalves, 150 | Active | €575,000 | €3,042 | 32.3% | 80 | 54 |
| Montijo e Afonsoeiro · 001519 | Active | €695,000 | €3,546 | 21.1% | 85 | 54 |
| urbanização Varandas do Montijo Portas da Cidade | Active | €550,000 | €2,075 | 53.8% | 74 | 41 |
| rua Virgínia Rau, 65 | Active | €442,500 | €3,512 | 21.9% | 79 | 54 |
| Median comp | €562,500 | €3,277 | 27.1% | 80 | 54 |
Long-term rental The property’s listing price significantly exceeds its fair value by 59.1%, suggesting that it is overpriced for long-term rental investment. With a gross yield of only 2%, the financial return does not justify the current pricing in the context of the suburban location. Commuter housing While the property may have some potential as commuter housing given its proximity to Lisbon, its pricing remains excessively high compared to its fair value. The low-quality neighborhood score of 49/100 further complicates the attractiveness for commuters seeking affordable living options. Value-add renovation Though the property has an impressive condition rating of 88/100, the 59.1% gap from fair value indicates that it is currently overpriced for a value-add renovation strategy. Potential returns on investment may be limited by the excessive initial acquisition cost and an unfavorable neighborhood rating.
Economic Volatility Risk The economic stability score of 50/100 suggests a moderate risk of market fluctuations, while a tenant stability score of 45/100 indicates an increased likelihood of tenant turnover, potentially impacting revenue streams.
