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.
2-bedroom, 1-bathroom apartment of 62 m² on the 1st floor, built in 1973, energy rating D. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment boasts a newly renovated kitchen with modern appliances, enhancing both functionality and aesthetics, while the balcony offers a rare outdoor retreat for city living.
The valuation. The asking price of €229,000 is significantly above the fair value of €184,533, making it overpriced by €44,467 (24.1%). This indicates that potential buyers should exercise caution and negotiate aggressively. Buy-to-flip angle. Given the property’s condition of 76/100, a buy-to-flip strategy could be executed by performing targeted renovations, especially in the dated areas, to attract a higher resale price in the current market. Buy-to-let angle. With an estimated gross yield of 3.6% (€687/month), this property offers a steady long-term rental income, catering well to families in the suburban belt of Greater Lisbon where demand for residential rentals remains stable.
Fair value modelled at €184,533 from 6 comparable sales in the area. Asking €229,000 sits €44,467 (24.1%) above — overpriced versus fair value.
Asking €229,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €155,068 (€2,501/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €155,068, adjusted for condition and micro-location, gives a modelled fair value of €184,533 (€2,976/m²), a €44,467 (24.1%) gap versus the €229,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 468261 | Subject | €229,000 | €3,694 | — | 73 | 73 |
| Baixa da Banheira e Vale da Amoreira · fe638f | Active | €260,000 | €3,023 | 18.1% | 72 | 75 |
| rua São Francisco de Assis, 14 | Active | €249,000 | €2,929 | 20.7% | 74 | 73 |
| rua Matias de Albuquerque, 12 | Active | €246,000 | €3,280 | 11.2% | 75 | 68 |
| rua César Coelho, 6 | Active | €279,900 | €2,856 | 22.7% | 75 | 73 |
| Median comp | €254,500 | €2,976 | 19.4% | 75 | 73 |
Long-term rental The property is overpriced at €229,000, exceeding its fair value of €184,533 by 24.1%. At a gross yield of 3.6%, this investment lacks the potential for attractive long-term returns in its current pricing. Family rental With a fair value significantly lower than the listing price, the property is considered overpriced and may deter potential family tenants. Despite its decent neighbourhood rating of 73/100, the financials do not align to attract family renters effectively. Buy-and-hold The current pricing of €229,000 positions this asset as overpriced compared to its fair value, which hinders its viability for a buy-and-hold strategy. The lower gross yield of 3.6% implies limited profitability for an investor looking for a stable long-term asset. Not ideal for: Short-term rental, Luxury market, Student housing
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which may result in increased vacancy rates and additional costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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