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 duplex of 85 m², built in 1986. Located on rua Carlos Augusto dos Santos, 33, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This duplex features a converted attic suite with a private bathroom, providing versatile living space ideal for guests or a home office.
The valuation. The asking price of €275,000 sits significantly above fair value, which is assessed at €147,907. This reflects an overpricing of €127,093, representing a 46.2% premium that may not attract savvy investors.
Fair value modelled at €147,907 from the area baseline, adjusted for condition and location. Asking €275,000 sits €127,093 (46.2%) above — overpriced versus fair value.
Asking €275,000 versus the rua Carlos Augusto dos Santos, 33 area baseline of €215,985 (€2,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 65 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Augusto dos Santos, 33
Area baseline €215,985 + condition -€8,234 + location +€9,942 = modelled fair value of €147,907 (€1,740/m²), a €127,093 (46.2%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Augusto dos Santos, 33 | Subject | €275,000 | €3,235 | — | 70 | 67 |
| Alto do Seixalinho, Santo André e Verderena · 1e6445 | Active | €319,900 | €2,831 | 12.5% | 70 | 75 |
| rua Santo António, 46 | Active | €318,500 | €2,699 | 16.6% | 75 | 78 |
| Baixa da Banheira e Vale da Amoreira · bf2929 | Active | €250,000 | €2,778 | 14.1% | 60 | 71 |
| rua 6 | Active | €285,000 | €2,850 | 11.9% | 72 | 70 |
| Median comp | €301,750 | €2,805 | 13.3% | 71 | 73 |
Long-term rental This property’s gross yield of 4% is inadequate relative to its listing price of €275,000, significantly above the fair value of €147,907. The rental income potential does not align with the neighborhood’s average returns, indicating that this investment is overpriced. Family rental While the spacious 3-bed layout appeals to families, the property’s current market price shows a notable gap of 46.2% from its fair value. Given the neighborhood ratings of 67/100, this investment does not represent a financially sound choice, as it is overpriced. Buy-and-hold The potential for appreciation in Baixa da Banheira e Vale da Amoreira is diminished by the property’s excessive listing price compared to its fair value. With a condition score of 69/100, holding onto this asset long-term will likely not yield the desired benefits, as it is overpriced.
Economic Vulnerability With an economic stability score of 70, there is a moderate risk of economic downturns that could impact the property’s value and tenant retention, while the tenant stability score of 65 suggests a higher likelihood of tenant turnover compared to more stable investments.
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