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 67 m² on the 2nd floor, built in 1983, energy rating C. Located Moita parish, Moita municipality, Setúbal district. This apartment features dual balconies off each bedroom, enhancing outdoor enjoyment and providing a unique space for relaxation with unobstructed views of the surrounding area.
The valuation. The asking price of €239,500 is significantly above the fair value of €195,189, resulting in an overpricing of €44,311, or 22.7%. This discrepancy suggests the property does not present a sound investment opportunity. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the apartment to improve its appeal and achieve a higher resale price, yet the current overvaluation makes this approach riskier, potentially limiting profitability. Buy-to-let angle. With an estimated gross yield of 3.4% and projected rental income of approximately €679 per month, the property could provide routine cash flow, although the mixed neighborhood rating may affect long-term demand and tenant retention.
Fair value modelled at €195,189 from 6 comparable sales in the area. Asking €239,500 sits €44,311 (22.7%) above — overpriced versus fair value.
Asking €239,500 versus the Moita, Moita, Setúbal area baseline of €169,115 (€2,524/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €169,115, adjusted for condition and micro-location, gives a modelled fair value of €195,189 (€2,913/m²), a €44,311 (22.7%) gap versus the €239,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Moita · f5eb03 | Subject | €239,500 | €3,575 | — | 68 | 59 |
| Alhos Vedros · 6eb9f2 | Active | €235,000 | €2,798 | 21.7% | 64 | 76 |
| praça de Touros | Active | €250,000 | €3,425 | 4.2% | 62 | 49 |
| Moita · ade5a5 | Active | €265,000 | €3,081 | 13.8% | 60 | 57 |
| Moita · dc15b0 | Active | €290,000 | €2,990 | 16.4% | 70 | 66 |
| Median comp | €257,500 | €3,036 | 15.1% | 63 | 62 |
Long-term rental The property in Moita is priced at €239,500, which is 22.7% above its fair value of €195,189, making it NOT a sound investment for long-term rental given the gross yield of only 3.4%. Additionally, the neighborhood's mixed perception and lower safety ratings further reduce its attractiveness as a long-term rental option. Value-add renovation Considering the property is listed at €239,500, 22.7% higher than the fair value of €195,189, the potential for value-add renovation is diminished due to the high initial purchase price. With a condition score of 65/100, the financial return from renovations may not justify the above-market acquisition cost. Buy-and-hold At a listing price of €239,500, which exceeds its fair value by 22.7%, the buy-and-hold strategy for this Moita apartment appears unattractive given the low yield of 3.4%. The neighborhood's relatively low score of 59/100 raises concerns about long-term tenant demand and property appreciation, further complicating this investment approach.
Tenant turnover risk: With a tenant stability score of 57/100, there is a significant risk of high tenant turnover, potentially leading to increased vacancy rates 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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