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 121 m² on the 2nd floor, built in 2003, energy rating C. Located Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment boasts a charming balcony overlooking a lively street, ideal for enjoying morning coffee or evening relaxation, and it includes an equipped kitchen with modern appliances.
The valuation. The asking price of €280,000 exceeds the fair value of €174,911 by €105,089, or 37.5%. This indicates that the property is overpriced in the current market.
Fair value modelled at €174,911 from the area baseline, adjusted for condition and location. Asking €280,000 sits €105,089 (37.5%) above — overpriced versus fair value.
Asking €280,000 versus the Alhos Vedros, Moita, Setúbal area baseline of €305,525 (€2,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 55 · Materials 60 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Alhos Vedros, Moita, Setúbal
Area baseline €305,525 + condition -€38,758 + location +€21,521 = modelled fair value of €174,911 (€1,446/m²), a €105,089 (37.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alhos Vedros · 9117dd | Subject | €280,000 | €2,314 | — | 55 | 78 |
| rua João Villaret, 57 | Active | €250,000 | €2,500 | 8.0% | 60 | 49 |
| rua 9 | Active | €275,000 | €2,778 | 20.0% | 65 | 74 |
| rua das Castanholas | Active | €275,000 | €2,778 | 20.0% | 54 | 72 |
| rua Sebastião da Gama | Active | €269,900 | €2,045 | 11.6% | 68 | 71 |
| Median comp | €272,450 | €2,639 | 14.0% | 63 | 72 |
Family rental This property, with a listing price of €280,000, is overpriced compared to its fair value of €174,911, indicating a significant gap that undermines potential returns for family rentals. The 2.6% gross yield does not justify the investment, especially in a neighborhood that, while safe and appealing to families due to its proximity to Lisbon, requires careful evaluation of rental rates against property costs. Long-term rental Given the fair value gap of 37.5%, this apartment is not positioned as an attractive option for long-term rental investments at the current asking price of €280,000. The average yields and condition of the property suggest that the long-term rental income may not sufficiently compensate for the premium paid, thus caution is advised for prospective investors. Buy-and-hold Investing in this property as a buy-and-hold strategy is discouraged due to its current listing price being 37.5% above the fair value, leading to concerns regarding appreciation and future cash flows. The subpar condition rating of 55/100 further accentuates the risks of long-term ownership in an already overpriced market.
Economic Dependence Risk: The economic stability score of 80/100 indicates a strong economy; however, the tenant stability score of 75/100 suggests potential vulnerability to tenant turnover, which could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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