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 house of 187 m², built in 1998, energy rating D. Located on rua Padre António Vieira, 86, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: The property includes an independent 1-bedroom unit, ideal for rental income or guests, and features a spacious kitchen with high-quality fixtures for culinary enthusiasts.
The valuation. The asking price of €449,000 sits €121,840 (27.1%) above the fair value of €327,160, classifying this property as overpriced. Buyers should approach this listing with caution given the significant discrepancy.
Fair value modelled at €327,160 from the area baseline, adjusted for condition and location. Asking €449,000 sits €121,840 (27.1%) above — overpriced versus fair value.
Asking €449,000 versus the rua Padre António Vieira, 86 area baseline of €472,175 (€2,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre António Vieira, 86
Area baseline €472,175 + condition +€5,259 + location +€24,944 = modelled fair value of €327,160 (€1,750/m²), a €121,840 (27.1%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre António Vieira, 86 | Subject | €449,000 | €2,401 | — | 75 | 71 |
| Palhais e Coina · 9371b4 | Active | €480,000 | €4,444 | 85.1% | 75 | 67 |
| rua do Pinho, 98 | Active | €549,000 | €2,952 | 22.9% | 75 | 63 |
| Baixa da Banheira e Vale da Amoreira · 28bb83 | Active | €250,000 | €2,101 | 12.5% | 78 | 73 |
| Alhos Vedros · 956e47 | Active | €599,000 | €3,088 | 28.6% | 78 | 73 |
| Median comp | €514,500 | €3,020 | 25.8% | 77 | 70 |
Long-term rental The current asking price of €449,000 exceeds the fair value of €327,160, indicating that the property is overpriced by 27.1%. While its proximity to Lisbon may enhance tenant quality, the gross yield of 4.2% suggests that the investment may not generate satisfactory returns relative to its cost. Buy-and-hold At a fair value of €327,160, the property's listing price reflects a significant gap, making it overpriced for a long-term buy-and-hold strategy. Although the neighborhood offers decent amenities and potential for appreciation, the current market valuation does not support a compelling long-term investment thesis. Family rental The house in Alhos Vedros is listed at €449,000, which is considerably higher than its fair value of €327,160, therefore categorizing it as overpriced. While the property may appeal to families due to its size and location, the economic fundamentals do not justify its current asking price for family rental purposes.
Tenant turnover risk With a tenant stability score of 65/100, there is an elevated risk of turnover that could lead to increased vacancy periods and additional leasing costs.
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