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 78 m², energy rating C. Located on rua Luís Calado Nunes, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy features: Includes a private garage for secure parking and a balcony off one of the bedrooms, enhancing outdoor accessibility.
The valuation. The asking price of €265,000 sits €131,858 (49.8%) above the fair value of €133,142, rendering the property overpriced and not a viable investment option. Buy-to-flip angle. The resale strategy aims to leverage renovations to enhance property appeal, but given the current price, there is limited margin for profit upon resale. Buy-to-let angle. With an estimated gross yield of 3.4% based on €751/month rental income, this investment primarily caters to long-term tenants, but the price may constrain returns.
Fair value modelled at €133,142 from the area baseline, adjusted for condition and location. Asking €265,000 sits €131,858 (49.8%) above — overpriced versus fair value.
Asking €265,000 versus the rua Luís Calado Nunes area baseline of €218,088 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 64/100 (Housing Market 60 · Amenities 65 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís Calado Nunes
Area baseline €218,088 + condition -€8,531 + location +€7,513 = modelled fair value of €133,142 (€1,707/m²), a €131,858 (49.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Calado Nunes | Subject | €265,000 | €3,397 | — | 70 | 64 |
| Montijo e Afonsoeiro · 1e601c | Active | €265,000 | €3,193 | 6.0% | 72 | 46 |
| Montijo e Afonsoeiro · 956a0e | Active | €330,000 | €3,084 | 9.2% | 70 | 54 |
| rua Rui de Pina | Active | €295,000 | €2,757 | 18.9% | 70 | 45 |
| Montijo e Afonsoeiro · 65a82d | Active | €260,000 | €2,889 | 15.0% | 75 | 55 |
| Median comp | €280,000 | €2,987 | 12.1% | 71 | 50 |
Long-term rental The property is priced at €265,000, significantly exceeding its fair value of €133,142, and thus presents an insufficient yield of 3.4%. Given the gap from fair value at 49.8%, it may struggle to attract long-term tenants in a suburban market with average safety and amenities. Commuter housing While the proximity to Lisbon could support demand for commuter housing, the current pricing renders this property less competitive. With an overpriced valuation, potential commuters may seek more value in better priced alternatives within the region. Family rental The suitable size for families in a suburban setting is diminished by the apartment's price point of €265,000 against a fair valuation of €133,142. As families often prioritize cost-effectiveness, the current market price may deter this demographic from considering the property as a rental option.
Moderate Economic Risk The combined economic stability and tenant stability scores of 65/100 indicate potential fluctuations in rental income and occupancy rates that may adversely affect 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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