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, 2-bathroom apartment of 144 m², built in 2003, energy rating C. Located on rua Rui de Pina, 76, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: This apartment boasts a living room with a fireplace and a heat recovery system, enhancing the warmth and ambiance while promoting energy efficiency.
The valuation. The asking price of €345,000 is significantly above the fair value of €246,290, resulting in an overpriced stance of €98,710 (28.6%). This discrepancy suggests a cautious approach for potential investors.
Fair value modelled at €246,290 from the area baseline, adjusted for condition and location. Asking €345,000 sits €98,710 (28.6%) above — overpriced versus fair value.
Asking €345,000 versus the rua Rui de Pina, 76 area baseline of €402,624 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 57/100 (Housing Market 55 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Rui de Pina, 76
Area baseline €402,624 + condition -€8,325 + location +€6,935 = modelled fair value of €246,290 (€1,710/m²), a €98,710 (28.6%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rui de Pina, 76 | Subject | €345,000 | €2,396 | — | 70 | 57 |
| rua Cidade de Beja S / N | Active | €289,900 | €2,319 | 3.2% | 75 | 54 |
| praça Dom Sebastião, 8 | Active | €425,000 | €2,500 | 4.3% | 74 | 65 |
| Montijo e Afonsoeiro · 956e5f | Active | €224,500 | €2,268 | 5.3% | 70 | 64 |
| rua Mário Viegas, 17 | Active | €285,000 | €1,979 | 17.4% | 70 | 62 |
| Median comp | €287,450 | €2,294 | 4.3% | 72 | 63 |
Long-term rental The 3-bed apartment in Montijo e Afonsoeiro presents a gross yield of only 4.1%, which is not attractive given the property is overpriced by 28.6% compared to its fair value. With a neighbourhood rating of 57/100, tenant quality may not meet expectations, increasing the risk of prolonged vacancies. Buy-and-hold Investing in this property long-term is less appealing due to its current overvaluation, making future appreciation uncertain amidst stagnant market conditions. The combination of a fair value of €246,290 and the €345,000 listing price signals potential losses if the market adjusts to correct this gap. Family rental While this apartment could serve as a family rental, the significant gap from fair value suggests that it may not provide the expected return on investment. Families may be deterred by the neighbourhood’s mixed employment opportunities and average amenities, further complicating tenant acquisition. Short-term vacation rental The property is ill-suited for a short-term vacation rental strategy due to its suburban location and the lower neighbourhood score of 57/100, which may limit tourist appeal. Additionally, the overpricing indicates a lack of value that could deter potential short-term renters. Luxury market This property does not meet the criteria for the luxury market as its high listing price does not align with the perceived value reflected in the fair value assessment. The apartment's condition and surrounding amenities further suggest it does not possess the luxury attributes sought by high-end clientele. Student housing Given its suburban setting and a fairness gap of 28.6%, this apartment is not suitable for a student housing strategy. The commuting nature of the area and local employment options may fail to attract students looking for accessible accommodations near educational institutions.
Economic Vulnerability The property faces economic risk due to a score of 50/100, indicating significant uncertainty in local economic conditions that could affect rental income and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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