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 66 m², energy rating C. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment features a pantry in the entrance hall, enhancing functionality and providing extra storage for everyday organization, which is a rare benefit in similar properties.
The valuation. The asking price of €255,000 is significantly above fair value at €127,718, positioning it as overpriced by €127,282 (49.9%). Such a premium raises concerns regarding the potential for return on investment.
Fair value modelled at €127,718 from the area baseline, adjusted for condition and location. Asking €255,000 sits €127,282 (49.9%) above — overpriced versus fair value.
Asking €255,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €169,818 (€2,573/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 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · 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 €169,818 + condition +€3,300 + location +€10,898 = modelled fair value of €127,718 (€1,935/m²), a €127,282 (49.9%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 483bbb | Subject | €255,000 | €3,864 | — | 75 | 74 |
| Baixa da Banheira e Vale da Amoreira · cfdea1 | Active | €247,500 | €3,300 | 14.6% | 80 | 75 |
| rua de Moçambique, 78 | Active | €250,000 | €3,425 | 11.4% | 75 | 73 |
| rua do Alentejo, 31A | Active | €248,000 | €3,351 | 13.3% | 80 | 70 |
| rua Miguel Bombarda | Active | €315,000 | €3,938 | 1.9% | 74 | 74 |
| Median comp | €249,000 | €3,388 | 12.3% | 78 | 74 |
Long-term rental This property presents a yield of 3.1%, which may not justify the significant 49.9% premium over its fair value, indicating potential challenges in generating strong returns for long-term investors. With a fair value of €127,718, the property is overpriced, raising concerns about sustainability in tenant demand relative to the market conditions. Family rental While the property is located in a suburban area of Lisbon with reasonable amenities, its current valuation at €255,000 suggests it is overpriced for family renters looking for value. The condition rating of 78/100 and neighborhood rating of 74/100 do not sufficiently compensate for the substantial gap from its fair value, potentially limiting attractiveness for families seeking reasonably priced rental options. Buy-and-hold Investing in this property as a buy-and-hold strategy may pose significant risks, as the fair value is markedly lower at €127,718, indicating the property is overpriced by nearly 50%. Given the muted gross yield of 3.1% and the disparity from fair value, long-term gains could be hindered, raising doubts about the investment’s viability over time.
Economic Vulnerability With an economic stability score of 80/100, there is a moderate risk of fluctuations impacting the property value, especially considering the tenant stability score of 70/100 which indicates potential issues with tenant reliability and income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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