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, 2-bathroom apartment of 102 m² on the 2nd floor, built in 1993, energy rating C. Located on rua Dom João de Castro S / N, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies, one with a built-in barbecue, enhancing outdoor living and entertaining options.|Destaques Notáveis: Este apartamento possui duas varandas, uma com churrasqueira embutida, melhorando as opções de vida ao ar livre e entretenimento.
The valuation. The asking price of €278,500 is significantly above fair value, which sits at €169,557, resulting in an inflated difference of €108,943 (39.1%). Verdict: overpriced.
Fair value modelled at €169,557 from the area baseline, adjusted for condition and location. Asking €278,500 sits €108,943 (39.1%) above — overpriced versus fair value.
Asking €278,500 versus the rua Dom João de Castro S / N area baseline of €257,550 (€2,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 67 · Materials 73 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João de Castro S / N
Area baseline €257,550 + condition -€7,969 + location +€15,550 = modelled fair value of €169,557 (€1,662/m²), a €108,943 (39.1%) gap versus the €278,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João de Castro S / N | Subject | €278,500 | €2,730 | — | 67 | 74 |
| rua Augusto Gil, 71 | Active | €259,900 | €2,736 | 0.2% | 69 | 75 |
| rua Augusto Gil S / N | Active | €277,000 | €2,916 | 6.8% | 72 | 68 |
| rua Doutor Rodrigues Lapa, 23 | Active | €385,000 | €3,377 | 23.7% | 75 | 73 |
| avenida da Liberdade | Active | €265,000 | €2,732 | 0.1% | 65 | 72 |
| Median comp | €271,000 | €2,826 | 3.5% | 71 | 73 |
Long-term rental The apartment in Alhos Vedros, listed at €278,500, significantly exceeds its fair value of €169,557, indicating the property is overpriced by 39.1%. With a gross yield of only 3%, this investment is unlikely to provide satisfactory returns for a long-term rental strategy. Family rental Given the suburban character of Alhos Vedros, this property could appeal to families; however, its 39.1% price premium suggests that it is overpriced at €278,500 compared to the fair value of €169,557. The 70/100 condition rating does not justify this inflated price in the competitive family rental market. Buy-and-hold The 3% yield and the apartment's current listing price of €278,500 reflect a significant gap of 39.1% from its fair value of €169,557, marking the asset as overpriced for a buy-and-hold investment strategy. This suggests future appreciation potential is constrained, making it a less attractive choice for long-term capital growth. Not ideal for: Luxury market, Short-term vacation rental, Student housing
Economic and Tenant Stability Risk The economic stability score of 70/100 combined with a tenant stability score of 70/100 indicates a risk of potential economic downturns that may lead to increased vacancy rates and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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