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 84 m², built in 1982, energy rating C. Located on rua Carlos Augusto dos Santos, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes easy access to nearby sports facilities and a health center, enhancing both family activity options and healthcare convenience.
The valuation. The asking price of €209,000 is significantly higher than the fair value of €140,210, indicating an overpriced situation by €68,790 (32.9%). This discrepancy highlights the need for careful consideration before making an investment.
Fair value modelled at €140,210 from the area baseline, adjusted for condition and location. Asking €209,000 sits €68,790 (32.9%) above — overpriced versus fair value.
Asking €209,000 versus the rua Carlos Augusto dos Santos area baseline of €213,444 (€2,541/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 68 · Materials 70 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Augusto dos Santos
Area baseline €213,444 + condition -€16,406 + location +€12,136 = modelled fair value of €140,210 (€1,669/m²), a €68,790 (32.9%) gap versus the €209,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Augusto dos Santos | Subject | €209,000 | €2,488 | — | 68 | 71 |
| Baixa da Banheira e Vale da Amoreira · ba59a6 | Active | €200,000 | €2,532 | 1.8% | — | 71 |
| rua Dom João de Castro | Active | €259,000 | €2,158 | 13.3% | 62 | 68 |
| Alto do Seixalinho, Santo André e Verderena · 4a8214 | Active | €185,000 | €2,569 | 3.3% | 45 | 69 |
| Barreiro e Lavradio · 49b78f | Active | €185,000 | €3,083 | 23.9% | 65 | 75 |
| Median comp | €192,500 | €2,551 | 2.5% | 62 | 70 |
Long-term rental The property’s fair value of €140,210 highlights a significant gap of 32.9% compared to the listing price of €209,000, indicating it is overpriced. With a gross yield of only 3.7%, the investment does not present a compelling case for sustainable long-term rental gains in the current market. Family rental Targeting families may not yield desirable returns due to the 32.9% mark-up from fair value, which positions the property as overpriced at €209,000. The current condition score of 63/100 suggests that additional investment might be necessary to meet the expectations of family tenants, further complicating its attractiveness. Buy-and-hold The significant difference between the listing price and the fair value strongly suggests that this property is overpriced, making buy-and-hold strategies less appealing at a purchase price of €209,000. The potential appreciation in a suburban Greater Lisbon area is overshadowed by the low yield of 3.7%, making it a less viable long-term holding option for investors.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, potentially impacting rental income and increasing vacancy periods.
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