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 1982, energy rating D. Located on rua São Francisco de Assis, 14, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment boasts a well-organized condominium with access to expansive green spaces and is located just steps away from essential services and public transport options.
The valuation. The asking price of €249,000 is significantly above the fair value of €161,908, indicating an overvaluation of €87,092 (35.0%). This pricing suggests that the property is not a prudent investment at its current listing.
Fair value modelled at €161,908 from the area baseline, adjusted for condition and location. Asking €249,000 sits €87,092 (35.0%) above — overpriced versus fair value.
Asking €249,000 versus the rua São Francisco de Assis, 14 area baseline of €218,705 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
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 São Francisco de Assis, 14
Area baseline €218,705 + condition +€2,258 + location +€13,450 = modelled fair value of €161,908 (€1,905/m²), a €87,092 (35.0%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco de Assis, 14 | Subject | €249,000 | €2,929 | — | 74 | 73 |
| rua Matias de Albuquerque, 12 | Active | €246,000 | €3,280 | 12.0% | 75 | 68 |
| rua César Coelho, 6 | Active | €279,900 | €2,856 | 2.5% | 75 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 90d75c | Active | €229,000 | €3,418 | 16.7% | 80 | 69 |
| rua do Alentejo | Active | €205,000 | €2,808 | 4.1% | 78 | 74 |
| Median comp | €237,500 | €3,068 | 4.7% | 77 | 71 |
Long-term rental The property in Baixa da Banheira e Vale da Amoreira, listed at €249,000, presents a substantial gap of 35.0% when compared to its fair value of €161,908, indicating it is overpriced in the current market. With a gross yield of only 3.4%, the investment is unlikely to deliver attractive returns over the long term. Family rental Given its hefty price tag and a fair value considerably lower, the apartment does not represent a sound investment for family rentals in this area. The neighborhood score of 73/100 may appeal to families, but the high purchase price will likely hinder profitability. Buy-and-hold The buy-and-hold strategy is weakened by the property’s €249,000 listing price, which overshoots its fair value and reveals significant risk exposure. Investors should approach this option with caution, as potential future appreciation may not compensate for the current overvaluation. Short-term vacation rental This property is not suited for a short-term vacation rental given its overpriced status and lower yield. Additionally, the neighborhood's amenities may not attract the typical short-term renter looking for vibrant tourist spots. Student housing Due to the current asking price significantly exceeding fair value, this apartment is an unsuitable choice for student housing. The property lacks the advantages necessary to appeal to students in a competitive rental market, making it a less prudent investment choice.
Economic Downturn Risk The property may face challenges during an economic downturn given its economic stability score of 70/100, which indicates a moderate risk of decreased demand and potential rent reductions.
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