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, 2-bathroom apartment of 65 m², built in 1972, energy rating D. Located on rua de Moçambique, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This ground-floor apartment features a suite bedroom and is situated within walking distance of José Afonso Municipal Park, enhancing its appeal for outdoor enthusiasts.
The valuation. The asking price of €245,000 is significantly above the fair value of €121,987, marking a discrepancy of €123,013 or 50.2%. This property is clearly overpriced based on current market conditions.
Fair value modelled at €121,987 from the area baseline, adjusted for condition and location. Asking €245,000 sits €123,013 (50.2%) above — overpriced versus fair value.
Asking €245,000 versus the rua de Moçambique area baseline of €167,245 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Moçambique
Area baseline €167,245 + condition -€4,570 + location +€14,758 = modelled fair value of €121,987 (€1,877/m²), a €123,013 (50.2%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Moçambique | Subject | €245,000 | €3,769 | — | 68 | 83 |
| rua Florbela Espanca, 32 | Active | €229,000 | €2,899 | 23.1% | 75 | 76 |
| rua 1º de Maio | Active | €198,000 | €3,143 | 16.6% | 75 | 77 |
| rua São Pedro de Alcântara, 25 | Active | €259,000 | €3,548 | 5.9% | 75 | 71 |
| Baixa da Banheira e Vale da Amoreira · ba5bd9 | Active | €245,000 | €3,356 | 11.0% | 70 | 72 |
| Median comp | €237,000 | €3,250 | 13.8% | 75 | 74 |
Long-term rental The property is currently listed at €245,000, which is 50.2% above the fair value of €121,987, indicating it is overpriced. With a gross yield of only 3.2%, the return on investment does not justify the high asking price in the context of the local rental market. Buy-and-hold Investing in this apartment as a long-term asset may lead to subpar financial returns, given its significant overvaluation at €245,000 compared to the fair value. Holding onto a property that is consistently overpriced may limit future capital appreciation and affect cash flow. Family rental While the neighbourhood has a respectable quality score of 83/100, the current price of €245,000 greatly diminishes the attractiveness of this property as a family rental investment. The gap from fair value suggests that potential rental income may not adequately cover the steep purchase price, making it a less appealing option for families. Not ideal for short-term vacation rental The property’s price of €245,000 surpasses its fair value, making it a precarious investment for short-term vacation rentals in a suburban area. With such a high upfront cost, the expected returns from this type of rental strategy may prove inadequate. Not ideal for student housing Priced at €245,000 and far above the fair value, this 2-bed apartment is not a sound investment for student housing. The significant gap reflects a poor alignment between rental income potential and property costs in this segment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect rental income and overall property value due to potential vacancies and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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