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, 3-bathroom penthouse of 235 m², built in 2023, energy rating A+. Located on rua dos Correios, 158, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: This penthouse offers two independent entrances, enhancing privacy and accessibility, and boasts a spacious terrace of 59.08 m² ideal for entertaining. Additional Note: Surrounded by shops and services.
The valuation. The asking price of €525,000 is significantly above the fair value of €438,425, resulting in a markup of €86,575 (16.5%). This property is therefore considered overpriced. Buy-to-flip angle. A resale strategy for this penthouse would require significant market improvements to justify resale above the asking price, targeting a fast turnover to recover initial investment. Buy-to-let angle. Utilizing a rental income strategy, this property could generate approximately €1,662 per month, resulting in a gross yield of 3.8%, appealing to long-term tenants in a mixed neighborhood.
Fair value modelled at €438,425 from the area baseline, adjusted for condition and location. Asking €525,000 sits €86,575 (16.5%) above — overpriced versus fair value.
Asking €525,000 versus the rua dos Correios, 158 area baseline of €657,060 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 87 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Correios, 158
Area baseline €657,060 + condition +€29,375 + location +€4,850 = modelled fair value of €438,425 (€1,866/m²), a €86,575 (16.5%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Correios, 158 | Subject | €525,000 | €2,234 | — | 80 | 53 |
| urbanização Varandas do Montijo Portas da Cidade | Active | €550,000 | €2,075 | 7.1% | 74 | 41 |
| Montijo e Afonsoeiro · 6fb92f | Active | €385,000 | €4,695 | 110.2% | 90 | 57 |
| alameda dos Moinhos | Active | €450,000 | €2,761 | 23.6% | 80 | 58 |
| rua Entreparedes, 120 | Active | €479,900 | €3,243 | 45.1% | 80 | 57 |
| Median comp | €464,950 | €3,002 | 34.4% | 80 | 57 |
Long-term rental This property, priced at €525,000, is OVERPRICED compared to its fair value of €438,425, representing a notable 16.5% gap. With a gross yield of only 3.8% and a neighbourhood rating of 53/100, the potential for long-term rental income is limited in a market with modest demographics and amenities. Buy-and-hold Given the current listing price of €525,000, this penthouse is OVERPRICED, as it exceeds its fair value of €438,425 by 16.5%. The mixed residential and rural characteristics of the area, along with a relatively low tenant quality, suggest that holding this investment may not yield sustainable appreciation in the long term.
Economic and Tenant Instability Risk The property's economic stability and tenant stability scores are both at 55/100, indicating a significant risk of volatility in rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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