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.
4-bedroom, 3-bathroom duplex of 265 m², built in 2010, energy rating A. Located on urbanização Varandas do Montijo Portas da Cidade, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This duplex features two expansive terraces, ideal for outdoor gatherings, and is located within the prestigious Varandas do Montijo development renowned for its architectural excellence.
The valuation. The asking price of €550,000 exceeds the fair value of €452,227 by €97,773, which equates to 17.8%. This property is considered overpriced based on the current market analysis.
Fair value modelled at €452,227 from the area baseline, adjusted for condition and location. Asking €550,000 sits €97,773 (17.8%) above — overpriced versus fair value.
Asking €550,000 versus the urbanização Varandas do Montijo Portas da Cidade area baseline of €455,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 82 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 41/100 (Housing Market 40 · Amenities 40 · Economic 50 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
urbanização Varandas do Montijo Portas da Cidade
Area baseline €455,800 + condition +€12,836 + location -€16,409 = modelled fair value of €452,227 (€1,707/m²), a €97,773 (17.8%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Varandas do Montijo Portas da Cidade | Subject | €550,000 | €2,075 | — | 74 | 41 |
| rua Padre Manuel Gonçalves, 150 | Active | €575,000 | €3,042 | 46.6% | 80 | 54 |
| rua Virgínia Rau, 65 | Active | €442,500 | €3,512 | 69.2% | 79 | 54 |
| rua Entreparedes, 120 | Active | €479,900 | €3,243 | 56.2% | 80 | 57 |
| rua Cidade da Praia, 282 | Active | €1,200,000 | €4,494 | 116.5% | 85 | 49 |
| Median comp | €527,450 | €3,378 | 62.7% | 80 | 54 |
Long-term rental The property sits at a listing price of €550,000, which reflects a 17.8% gap from its fair value of €452,227, indicating its overpriced status. With a gross yield of only 3.4%, potential returns for long-term rental appear less attractive in this semi-rural market. Buy-and-hold Given the current listing price, the investment is overpriced, making it a less favorable buy-and-hold opportunity in an area with a neighbourhood score of only 41/100. The anticipated returns are dampened by both the market conditions and the property's high price relative to its fair value.
Economic Vulnerability With an economic stability score of 50/100 and a tenant stability score of 45/100, there is a heightened risk of income volatility and tenant turnover, which could adversely impact rental income.
