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 apartment of 126 m² on the 2nd floor, energy rating B. Located on rua Bernardo Santareno, 10, Moita parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies offering unobstructed views of the Tagus River, enhancing its appeal and providing exceptional natural light throughout the day.
The valuation. The asking price of €380,000 is significantly above the fair value of €205,588, representing an excess of €174,412 (45.9%). This property is overpriced and may not attract prudent investors looking for value.
Fair value modelled at €205,588 from the area baseline, adjusted for condition and location. Asking €380,000 sits €174,412 (45.9%) above — overpriced versus fair value.
Asking €380,000 versus the rua Bernardo Santareno, 10 area baseline of €308,952 (€2,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
rua Bernardo Santareno, 10
Area baseline €308,952 + condition +€6,300 + location -€800 = modelled fair value of €205,588 (€1,632/m²), a €174,412 (45.9%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bernardo Santareno, 10 | Subject | €380,000 | €3,016 | — | 75 | 49 |
| praceta Adelaide Cabete | Active | €236,000 | €3,189 | 5.7% | 75 | 70 |
| rua Mário Sacramento S / N | Active | €280,000 | €2,828 | 6.2% | 72 | 57 |
| Alhos Vedros · dc14cc | Active | €278,500 | €2,730 | 9.5% | 70 | 74 |
| rua Azevedo Coutinho, 6 | Active | €275,000 | €2,835 | 6.0% | 78 | 80 |
| Median comp | €276,750 | €2,832 | 6.1% | 74 | 72 |
Long-term rental The current listing price of €380,000 for the 3-bed apartment in Moita is substantially above its fair value of €205,588, indicating a 45.9% overpricing that raises concerns for long-term rental viability. With a gross yield of only 2.8% and a neighborhood score of 49/100, potential rental returns may not justify this high investment cost. Value-add renovation While there is potential for value-add through renovations given the apartment's condition rating of 78/100, the significant gap from fair value at 45.9% suggests that even post-renovation, the cost may not align with market expectations. This strategy may not provide the anticipated uplift in value given the current overpriced status of the property. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is questionable, as the €380,000 price tag is significantly above the fair market value, pointing to a potential loss in capital appreciation over time. With a challenging neighborhood score and low yield, the financial outlook for holding this investment is not compelling due to its overpriced condition.
Tenant turnover risk The tenant stability score of 40/100 indicates a high likelihood of frequent tenant changes, which can lead to increased vacancy rates and potential loss of 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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