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 100 m² on the 1st floor, built in 1982, energy rating D. Located on rua da Paz, Moita parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment includes a cozy living room with a fireplace, creating a warm ambiance, and boasts excellent sun exposure, ensuring bright interiors throughout the day.
The valuation. The asking price of €270,000 is significantly above the fair value of €153,776, representing an overpricing of €116,224 (43.0%). This discrepancy suggests that the property is not a viable investment based on current market conditions.
Fair value modelled at €153,776 from the area baseline, adjusted for condition and location. Asking €270,000 sits €116,224 (43.0%) above — overpriced versus fair value.
Asking €270,000 versus the rua da Paz area baseline of €245,200 (€2,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 60 · Amenities 60 · Economic 75 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua da Paz
Area baseline €245,200 + condition -€13,281 + location +€8,258 = modelled fair value of €153,776 (€1,538/m²), a €116,224 (43.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Paz | Subject | €270,000 | €2,700 | — | 65 | 63 |
| rua General Humberto Delgado, 18 | Active | €240,000 | €2,581 | 4.4% | 65 | 60 |
| rua da Paz | Active | €256,000 | €2,943 | 9.0% | — | 59 |
| rua Professor Bento de Jesus Caraça | Active | €289,000 | €3,482 | 29.0% | 60 | 64 |
| rua Manuel da Fonseca | Active | €335,000 | €2,863 | 6.0% | 74 | 62 |
| Median comp | €272,500 | €2,903 | 7.5% | 65 | 61 |
Long-term rental The property is not an attractive option for long-term rental given its gross yield of 3.9%, which falls short of healthy investment returns. Additionally, with a fair value of €153,776 compared to the listing price of €270,000, the apartment is overpriced by 43.0%. Buy-and-hold Investing in this property for the buy-and-hold strategy would likely yield disappointing results due to its significant price over the fair market value. The combination of a fair value gap of 43.0% and moderate neighborhood metrics indicate that this asset is overpriced and may underperform in the long run. Family rental As a family rental, this property presents challenges because it is priced above its fair value, which limits its potential yield. The local amenities and condition score indicate that families may favor more competitively priced options in the market over this overpriced apartment.
Tenant Stability Risk The Tenant Stability score of 55/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and potential loss of 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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