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 99 m² on the 3rd floor, built in 1983. Located on rua dos Girassóis, 60, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This apartment features a sunroom that enhances connectivity to the outdoors while offering additional living space, along with an attic for ample storage solutions.
The valuation. The asking price of €250,000 is significantly above the fair value of €200,826, resulting in an overvaluation of €49,174 (24.5%). This indicates that the property is priced too high for its actual worth. Buy-to-flip angle. A buy-to-flip strategy would require substantial renovations to upgrade the property beyond its current builder-grade condition, targeting a resale price that could yield a profit post-upgrades. However, given its current state, this may not be a viable option. Buy-to-let angle. With an estimated rental income of €979/month, the gross yield stands at 4.7%, making it a reasonable buy-to-let opportunity, provided that the ongoing maintenance costs remain low in the mixed neighborhood.
Fair value modelled at €200,826 from 6 comparable sales in the area. Asking €250,000 sits €49,174 (24.5%) above — overpriced versus fair value.
Asking €250,000 versus the rua dos Girassóis, 60 area baseline of €233,201 (€2,356/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 is below the parish average, reducing 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 €233,201, adjusted for condition and micro-location, gives a modelled fair value of €200,826 (€2,029/m²), a €49,174 (24.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Girassóis, 60 | Subject | €250,000 | €2,525 | — | 45 | 53 |
| rua da Beira Baixa, 16 | Active | €320,000 | €2,540 | 0.6% | 60 | 55 |
| praceta Aldegalega S / N | Active | €150,000 | €1,596 | 36.8% | 68 | 58 |
| avenida Dom Afonso Henriques | Active | €320,000 | €2,078 | 17.7% | 65 | 58 |
| Montijo e Afonsoeiro · 937651 | Active | €307,500 | €2,278 | 9.8% | 68 | 58 |
| Median comp | €313,750 | €2,178 | 13.8% | 67 | 58 |
Long-term rental The expected gross yield of 4.7% is relatively low, reflecting the current market dynamics and indicating that the property may not generate sufficient returns over time. Additionally, with a gap of 24.5% above the fair value, this apartment appears to be overpriced, posing challenges for long-term rental viability. Family rental This 3-bed apartment, while spacious, suffers from a subpar condition rating of 48/100 and a neighborhood quality score of 53/100, which may deter potential family tenants. Given its current price compared to the fair value, the property is overpriced, potentially limiting its attractiveness for family rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy might yield limited benefits due to its overpriced status and the potential for stagnant appreciation in the market. With fair value set significantly lower than the listing price, future returns may not meet investor expectations over time.
Economic Vulnerability The economic stability score of 45/100 indicates a higher risk of market fluctuations that 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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