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 139 m² on the 2nd floor, energy rating C. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes a cozy living room with a fireplace featuring heat recovery, and boasts an impressive 26m² individual storage space in the attic.
The valuation. The asking price of €310,000 is significantly above the fair value of €262,161, reflecting an overvaluation of €47,839, or 15.4%. This property does not represent a sound financial opportunity. Buy-to-flip angle. A buy-to-flip strategy may not be ideal here, as the substantial asking price does not align with potential resale gains given the fair market value. Focusing on appreciation in the neighborhood is essential. Buy-to-let angle. With a gross yield of 4.2%, estimated rental income around €1,085/month supports a buy-to-let strategy, appealing to families seeking long-term rentals in suburban Lisbon. This strategy can provide steady cash flow.
Fair value modelled at €262,161 from the area baseline, adjusted for condition and location. Asking €310,000 sits €47,839 (15.4%) above — overpriced versus fair value.
Asking €310,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €357,647 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · 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 €357,647 + condition +€1,086 + location +€21,995 = modelled fair value of €262,161 (€1,886/m²), a €47,839 (15.4%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 6c7b57 | Subject | €310,000 | €2,230 | — | 72 | 73 |
| rua Cidade de Pinhel | Active | €299,000 | €2,354 | 5.6% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 8.6% | 72 | 72 |
| rua Cândido Manuel Pereira | Active | €385,000 | €2,092 | 6.2% | 70 | 80 |
| Baixa da Banheira e Vale da Amoreira · 82c799 | Active | €267,000 | €2,384 | 6.9% | 74 | 73 |
| Median comp | €307,000 | €2,369 | 6.2% | 73 | 73 |
Family rental The property is overpriced at €310,000, significantly above the fair value of €262,161, suggesting lower rental yield potential for family tenants in this suburban location. Additionally, the apartment's condition rating of 76/100 may limit its attractiveness to families seeking well-maintained living environments. Long-term rental With a gross yield of only 4.2% and the property's valuation exceeding fair market value by 15.4%, it is not an ideal candidate for long-term rental investment. Long-term tenants may be discouraged by the price point, especially given the mixed ratings for neighborhood quality and amenities. Buy-and-hold Investing in this property as a buy-and-hold strategy would likely yield disappointing returns, as it is currently priced above fair value and offers minimal yield potential at 4.2%. The combination of a higher price point and an average neighborhood rating raises concerns about long-term price appreciation in this market. Not ideal for: Luxury market, Student housing
Tenant turnover risk High tenant turnover could jeopardize consistent cash flow, as indicated by a tenant stability score of 70/100, which suggests that 30% of tenants may be prone to instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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