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, 1-bathroom apartment of 86 m², energy rating E. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes a private terrace offering complete privacy, enhancing outdoor living space in a vibrant urban setting just steps from public transport.
The valuation. The asking price of €280,000 is significantly above the fair value of €138,685, representing a 50.5% markup. This property is overpriced relative to market standards, making it a less attractive investment opportunity.
Fair value modelled at €138,685 from the area baseline, adjusted for condition and location. Asking €280,000 sits €141,315 (50.5%) above — overpriced versus fair value.
Asking €280,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €221,278 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Baixa da Banheira e Vale da Amoreira, Moita, Setúbal
Area baseline €221,278 + condition -€22,844 + location +€13,609 = modelled fair value of €138,685 (€1,613/m²), a €141,315 (50.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · ba5bd4 | Subject | €280,000 | €3,256 | — | 60 | 73 |
| Barreiro e Lavradio · 90d9dd | Active | €219,000 | €3,318 | 1.9% | 60 | 75 |
| rua Adelina Abranches, 38 | Active | €229,000 | €3,578 | 9.9% | 61 | 67 |
| rua Cidade da Praia, 12 | Active | €235,000 | €3,730 | 14.6% | 55 | 76 |
| rua Gago Coutinho, 25 | Active | €215,000 | €2,867 | 12.0% | 55 | 71 |
| Median comp | €224,000 | €3,448 | 5.9% | 58 | 73 |
Long-term rental This property is overpriced at €280,000 compared to its fair value of €138,685, which may hinder cash flow and long-term investment potential. With a gross yield of 3.8% and a condition score of 58/100, the property is less attractive for stable, long-term rental income in the suburban Lisbon area. Family rental The property at €280,000 is not aligned with its fair value of €138,685, making it less appealing for families seeking value in their rental choices. The neighbourhood score of 73/100 indicates a decent living environment, but the high price may deter potential tenants looking for affordable family options in Moita. Buy-and-hold Given the property’s listing price of €280,000, which exceeds the fair value of €138,685, the buy-and-hold strategy is compromised due to potential capital loss. While the neighbourhood offers a balanced commercial and residential mix, the property's high price relative to its value undermines long-term appreciation prospects.
Tenant turnover risk With a tenant stability score of 65/100, there may be an increased risk of turnover, leading to potential vacancy and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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