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 85 m², built in 2000, energy rating D. Located on rua Rogério Paulo, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The living room's fireplace adds a unique charm not commonly found in similar apartments, while the impressive 15 m² of attic storage offers exceptional convenience for urban living.
The valuation. The asking price of €249,900 is significantly above fair value, which is set at €140,127. This results in a discrepancy of €109,773 or 43.9%, indicating that the property is overpriced.
Fair value modelled at €140,127 from the area baseline, adjusted for condition and location. Asking €249,900 sits €109,773 (43.9%) above — overpriced versus fair value.
Asking €249,900 versus the rua Rogério Paulo area baseline of €146,200 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 63 · Materials 65 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Rogério Paulo
Area baseline €146,200 + condition -€19,523 + location +€13,450 = modelled fair value of €140,127 (€1,649/m²), a €109,773 (43.9%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rogério Paulo | Subject | €249,900 | €2,940 | — | 63 | 73 |
| Alto do Seixalinho, Santo André e Verderena · f35f76 | Active | €235,000 | €3,310 | 12.6% | — | 71 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 23.7% | 67 | 76 |
| Barreiro e Lavradio · 1e6504 | Active | €249,000 | €3,716 | 26.4% | 70 | 75 |
| avenida Bocage, 67 | Active | €265,000 | €3,681 | 25.2% | 55 | 68 |
| Median comp | €244,500 | €3,659 | 24.4% | 67 | 73 |
Long-term rental The 2-bed apartment in Baixa da Banheira e Vale da Amoreira is overpriced at €249,900, significantly exceeding the fair value of €140,127 by 43.9%. With a gross yield of only 3.6%, the potential return on investment does not justify the high purchase price in a suburban location influenced by Lisbon's economic stability. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable due to its significant overpricing and a gap of 43.9% compared to fair value. Given the current pricing, the property may struggle to appreciate in value in a market that is already showing signs of stagnation. Family rental Although the neighborhood scores reasonably at 73/100, the apartment's price point of €249,900 makes it challenging to attract families seeking value for money. The high purchase price relative to the fair value could lead to difficulties in securing long-term rental agreements due to the limited yield of 3.6%. Not ideal for Short-term rental, Luxury market, Student housing
Economic Volatility The economic stability score of 70/100 suggests potential fluctuations in the local economy, which may impact long-term tenant retention and rental income.
