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 98 m² on the 1st floor, built in 1998, energy rating D. Located on rua da Baixa da Banheira, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment boasts a versatile enclosed balcony, perfect for creating a home office, and features exclusive access to a dedicated storage room located on the top floor.
The valuation. The asking price of €280,000 sits above fair value at €222,750, indicating a premium of €57,250 (25.7%). The property is therefore considered overpriced.
Fair value modelled at €222,750 from 6 comparable sales in the area. Asking €280,000 sits €57,250 (25.7%) above — overpriced versus fair value.
Asking €280,000 versus the rua da Baixa da Banheira area baseline of €172,550 (€1,761/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €172,550, adjusted for condition and micro-location, gives a modelled fair value of €222,750 (€2,273/m²), a €57,250 (25.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Baixa da Banheira | Subject | €280,000 | €2,857 | — | 70 | 75 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 23.2% | 66 | 74 |
| rua Francisco Miguel, 10 | Active | €255,000 | €2,361 | 17.4% | 72 | 66 |
| rua João de Deus | Active | €265,900 | €1,941 | 32.1% | 68 | 75 |
| rua Dom João de Castro | Active | €259,000 | €2,158 | 24.5% | 62 | 68 |
| Median comp | €257,000 | €2,176 | 23.9% | 67 | 71 |
Long-term rental This 2-bed apartment in Baixa da Banheira e Vale da Amoreira is currently priced at €280,000, which is 25.7% above its fair value of €222,750. With a gross yield of only 2.9%, the investment does not meet the necessary return expectations for a long-term rental strategy. Family rental Given the pricing context and the neighbourhood rating of 75/100, the apartment does not represent a suitable investment for family rentals. With the property being overpriced at €280,000 in comparison to its fair value, potential yields may not appeal to families seeking affordable options. Buy-and-hold As an investment for a buy-and-hold strategy, this apartment's current listing of €280,000 far surpasses its fair value, suggesting limited upside potential in the long term. Consequently, the 2.9% gross yield does not justify the financial commitment required for this strategy. Not ideal for short-term vacation rental The property is not well-suited for short-term vacation rentals, primarily due to its overpriced status at €280,000. This elevates risks as potential returns may not align with the market dynamics required for such use. Not ideal for luxury market In addition, the property does not meet the standards of the luxury market given its high price in relation to fair value. Consequently, it is unlikely to attract the upscale clientele typically associated with luxury rentals.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of frequent tenant turnover which may lead to increased vacancy rates and associated costs.
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