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, 0-bathroom apartment of 126 m², built in 2000, energy rating A. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment features a scenic river and garden view, complemented by four balconies that enhance its natural light and outdoor accessibility.
The valuation. The asking price of €424,600 is significantly higher than the fair value of €240,948, creating an overpriced situation by €183,652, or 43.3%. This discrepancy suggests that the property is not a sound investment at its current price.
Fair value modelled at €240,948 from the area baseline, adjusted for condition and location. Asking €424,600 sits €183,652 (43.3%) above — overpriced versus fair value.
Asking €424,600 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €324,198 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · 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 €324,198 + condition +€6,891 + location +€17,338 = modelled fair value of €240,948 (€1,912/m²), a €183,652 (43.3%) gap versus the €424,600 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 96c613 | Subject | €424,600 | €3,370 | — | 80 | 70 |
| rua São João Baptista de Ajudá, 55 | Active | €239,800 | €3,426 | 1.7% | 82 | 76 |
| Baixa da Banheira e Vale da Amoreira · ba3fb8 | Active | €285,000 | €2,938 | 12.8% | 70 | 71 |
| rua Capitão Tenente Oliveira e Carmo, 22 | Active | €265,000 | €3,313 | 1.7% | 75 | 82 |
| praceta Adelaide Cabete | Active | €236,000 | €3,189 | 5.4% | 75 | 70 |
| Median comp | €252,400 | €3,251 | 3.5% | 75 | 74 |
Long-term rental This property presents a low gross yield of 2.2%, signaling potential difficulty in generating a return that justifies its current price point of €424,600. Given the gap of 43.3% between the listing price and fair value, the long-term rental strategy is unlikely to be an effective investment. Family rental While the apartment is located in a suburban area with access to Lisbon, the condition rating of 79/100 combined with the high list price may deter prospective family tenants. As the property is overpriced by 43.3% compared to its fair value, it may struggle to attract long-term family renters at the desired market rate. Buy-and-hold Holding this asset for the long term appears imprudent at the current valuation of €424,600, given that fair value is estimated at just €240,948. This considerable overpricing creates challenges in potential appreciation and overall investment returns, particularly in a competitive market with limited yield prospects.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there is a potential risk of fluctuating rental income and property value, particularly in periods of economic downturn.
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