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 house of 179 m², built in 2004, energy rating C. Located on rua Emigrante, 10, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: The property includes a garage with direct interior access and a bonus attic space that can be utilized for storage or additional living areas.
The valuation. The asking price of €469,900 stands significantly above fair value at €310,981, resulting in an overpricing of €158,919 (33.8%). This valuation indicates that the property is overpriced relative to market conditions.
Fair value modelled at €310,981 from the area baseline, adjusted for condition and location. Asking €469,900 sits €158,919 (33.8%) above — overpriced versus fair value.
Asking €469,900 versus the rua Emigrante, 10 area baseline of €451,975 (€2,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Emigrante, 10
Area baseline €451,975 + condition -€559 + location +€27,288 = modelled fair value of €310,981 (€1,737/m²), a €158,919 (33.8%) gap versus the €469,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Emigrante, 10 | Subject | €469,900 | €2,625 | — | 76 | 74 |
| rua Padre António Vieira, 86 | Active | €449,000 | €2,401 | 8.5% | 75 | 71 |
| rua do Pinho, 98 | Active | €549,000 | €2,952 | 12.4% | 75 | 63 |
| rua Padre António Vieira, 86 | Active | €449,000 | €2,401 | 8.5% | 72 | 76 |
| Alhos Vedros · 956e47 | Active | €599,000 | €3,088 | 17.6% | 78 | 73 |
| Median comp | €499,000 | €2,677 | 2.0% | 75 | 72 |
Family rental The property in Alhos Vedros is currently priced 33.8% above its fair value, making it a less attractive option for family rentals, which typically rely on value for money. With a gross yield of only 3.7% and a neighborhood rating of 74/100, the rental returns do not justify the elevated pricing in a suburban context. Buy-and-hold The house’s listing price significantly exceeds its fair value, which casts doubt on its potential for appreciation over time. Given the property’s condition rating of 75/100, the higher purchase price may hinder a solid long-term investment return in the Alhos Vedros area. Long-term rental This property’s high listing price relative to its fair value suggests that it may struggle to attract long-term tenants who prioritize affordability. The slightly below-average yield of 3.7% indicates that the investment may not perform well against alternative options in the local market. Not ideal for short-term vacation rental, luxury market, and student housing The property is overpriced, which diminishes its viability for short-term vacation rentals where competitive pricing is essential. Additionally, as the luxury market often demands exceptional value, this property’s inflated pricing and standard neighborhood ratings make it an unsuitable choice.
Moderate tenant turnover risk The tenant stability score of 70/100 indicates a potential for moderate turnover, which may lead to increased vacancy rates and costs in securing new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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