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, 3-bathroom house of 137 m², energy rating C. Located on rua do Círio dos Olhos de Água, Atalaia e Alto Estanqueiro-Jardia parish, Montijo municipality, Setúbal district. Noteworthy Features: This property includes an additional annex that can be customized for various uses, such as an office or leisure space, enhancing its functionality beyond standard living areas.
The valuation. The asking price of €534,900 is significantly above the fair value of €232,215, representing a €302,685 (56.6%) premium. This suggests the property is overpriced. Buy-to-flip angle. Utilizing a buy-to-flip strategy, renovations could enhance value and liquidity in this property for a potential resale at a higher price within a favorable market timeframe. Buy-to-let angle. With an estimated rental income of €1,471/month, the gross yield stands at 3.3%, making it a modest option for long-term rental investment despite the market's mixed neighborhood quality.
Fair value modelled at €232,215 from the area baseline, adjusted for condition and location. Asking €534,900 sits €302,685 (56.6%) above — overpriced versus fair value.
Asking €534,900 versus the rua do Círio dos Olhos de Água area baseline of €383,052 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 76 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 55 · Amenities 50 · Economic 50 · Tenant Quality 45). Strong amenities and housing-market momentum support a premium to baseline.
rua do Círio dos Olhos de Água
Area baseline €383,052 + condition -€3,425 + location +€0 = modelled fair value of €232,215 (€1,695/m²), a €302,685 (56.6%) gap versus the €534,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Círio dos Olhos de Água | Subject | €534,900 | €3,904 | — | 70 | 50 |
| rua do Círio da Quinta do Anjo | Active | €450,000 | €2,695 | 31.0% | 72 | 53 |
| Atalaia e Alto Estanqueiro-Jardia · f35dcb | Active | €245,000 | €3,603 | 7.7% | 68 | 53 |
| Montijo e Afonsoeiro · 90d782 | Active | €280,000 | €3,500 | 10.4% | — | 55 |
| Atalaia e Alto Estanqueiro-Jardia · 00175e | Active | €470,000 | €3,113 | 20.3% | 74 | 54 |
| Median comp | €365,000 | €3,307 | 15.3% | 72 | 54 |
Buy-and-hold The property in Atalaia e Alto Estanqueiro-Jardia is overpriced by 56.6% relative to its fair value of €232,215, which significantly undermines its long-term investment potential. With a gross yield of just 3.3%, the financial return does not justify the entry price, making it a less attractive buy-and-hold opportunity. Value-add renovation While potential renovations could enhance this property's value, the current listing at €534,900 reflects a significant imbalance against its fair value of €232,215, deeming it overpriced. Even with improvements, the starting point is too high for a viable value-add strategy, given the overall market conditions and the property’s assessed yield.
Economic and tenant instability risk The property's economic stability score of 50 and tenant stability score of 45 indicate a higher likelihood of fluctuating occupancy rates and potential rent decreases due to economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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