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 80 m². Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Piping: The apartment features freshly installed PEX water piping and air conditioning units in both bedrooms for enhanced comfort throughout the year.
The valuation. The asking price of €249,000 is significantly above the fair value of €157,435, indicating an overvaluation of €91,565 (36.8%). This suggests that the property may not be attractive for buyers seeking value for their investment.
Fair value modelled at €157,435 from the area baseline, adjusted for condition and location. Asking €249,000 sits €91,565 (36.8%) above — overpriced versus fair value.
Asking €249,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €205,840 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Baixa da Banheira e Vale da Amoreira, Moita, Setúbal
Area baseline €205,840 + condition +€6,625 + location +€13,210 = modelled fair value of €157,435 (€1,968/m²), a €91,565 (36.8%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · dc14da | Subject | €249,000 | €3,113 | — | 80 | 74 |
| Barreiro e Lavradio · f36012 | Active | €259,500 | €3,327 | 6.9% | 82 | 78 |
| avenida Joaquim José Fernandes B, 4 | Active | €240,000 | €3,243 | 4.2% | 80 | 72 |
| Alto do Seixalinho, Santo André e Verderena · bf2851 | Active | €278,000 | €3,564 | 14.5% | 80 | 73 |
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Active | €278,000 | €3,564 | 14.5% | 75 | 73 |
| Median comp | €268,750 | €3,446 | 10.7% | 80 | 73 |
Family rental The current listing price of €249,000 significantly exceeds the fair value of €157,435, indicating the property is overpriced by 36.8%. While the location offers good market demand due to its proximity to Lisbon, the rental yield of 3.3% is not compelling for a family rental investment at this price point. Buy-and-hold With a fair value gap of 36.8%, the property listed at €249,000 is overpriced, making the buy-and-hold strategy less advantageous in the current market. Although the suburb's lower crime rate and employment access present some stability, the weak yield of 3.3% compounds the risk of this long-term investment. Long-term rental The excessive pricing of €249,000 compared to the fair value of €157,435 signals that this property is overpriced, presenting significant challenges for long-term rental viability. Prospective landlords may find the gross yield of 3.3% and overall tenant quality insufficient to justify the investment at this valuation.
Economic Vulnerability The property may experience financial instability due to its decent economic stability score of 75/100, potentially impacting rental income and investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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