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.
4-bedroom, 2-bathroom house of 229 m², energy rating C. Located Alhos Vedros parish, Moita municipality, Setúbal district. Unique Feature: The villa boasts a beautifully landscaped outdoor area with a barbecue and a private pool, enhancing its appeal for entertaining and relaxation. Location Advantage: Convenient access to local supermarkets and schools within a tranquil residential area.
The valuation. The asking price of €460,000 is above the fair value of €418,864 by €41,136 (8.9%). This property is considered overpriced in the current market. Buy-to-flip angle. Given the high-quality finishes and modern appeal, a buy-to-flip strategy could capitalize on renovations and subsequently achieve a profitable resale in this suburban area. Buy-to-let angle. With an estimated rental income of €1,993 per month, the gross yield stands at 5.2%, making it a viable buy-to-let option for sustainable cash flow in Greater Lisbon.
Fair value modelled at €539,690 from 6 comparable sales in the area. Asking €460,000 sits €79,690 (14.8%) below — the upside to fair value.
Asking €460,000 versus the Alhos Vedros, Moita, Setúbal area baseline of €362,805 (€1,584/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €362,805, adjusted for condition and micro-location, gives a modelled fair value of €539,690 (€2,357/m²), a €79,690 (14.8%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alhos Vedros · 9113ad | Subject | €460,000 | €2,009 | — | 89 | 70 |
| rua São Bento À Mata dos Loios, 13 | Active | €550,000 | €1,797 | 10.5% | 76 | 74 |
| rua dos Limoeiros | Active | €530,000 | €2,477 | 23.3% | 80 | 80 |
| Alhos Vedros · 6530a2 | Active | €559,000 | €2,473 | 23.1% | 75 | 69 |
| rua José Fontana, 7 | Active | €539,900 | €2,477 | 23.3% | 72 | — |
| Median comp | €544,950 | €2,475 | 23.2% | 76 | 74 |
Long-term rental The property in Alhos Vedros, priced at €460,000, is above its fair value of €418,864, indicating it is overpriced by 8.9%. Despite a gross yield of 5.2%, the elevated price hampers the investment viability in the long-term rental market. Family rental While the property may appeal to families given its 4 bedrooms and decent condition score of 82/100, the listing price of €460,000 exceeds the fair market value by 8.9%. This pricing pressure could deter potential tenants seeking affordable family rental options in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield strong returns, as it is currently overpriced at €460,000 compared to a fair value of €418,864. The long-term value appreciation potential is undermined by the existing gap in pricing and market dynamics. Not ideal for short-term vacation rental Given the overpriced nature of the property, it is unlikely to yield a competitive performance in the short-term vacation rental market. The gap from the fair value suggests that investors may face challenges in achieving desired rental income returns in this segment. Not ideal for luxury market The property’s pricing does not align with the luxury market’s expectations; at €460,000, it stands above its fair value, making it overpriced. This discrepancy makes it less attractive to higher-end buyers who typically seek properties at a different valuation standard.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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