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.
4-bedroom, 3-bathroom house of 153 m², energy rating D. Located on rua do Círio da Quinta do Anjo, 47, Atalaia e Alto Estanqueiro-Jardia parish, Montijo municipality, Setúbal district. Noteworthy Features: This property includes a functional barbecue area in the patio, ideal for family gatherings, despite requiring cosmetic updates due to signs of wear and neglect.
The valuation. The asking price of €395,000 is significantly above fair value, which is estimated at €235,420. This results in an overpricing of €159,580, or 67.8%. Verdict: overpriced. Buy-to-flip angle. A potential resale strategy could involve cosmetic improvements to enhance the property’s appeal. Given its condition and property characteristics, a modest renovation could potentially increase resale value significantly. Buy-to-let angle. With an estimated rental income of €2,271 per month, the gross yield stands at 6.9%. This could attract long-term tenants due to the size and location, despite the property's current condition.
Fair value modelled at €235,420 from 6 comparable sales in the area. Asking €395,000 sits €159,580 (67.8%) above — overpriced versus fair value.
Asking €395,000 versus the rua do Círio da Quinta do Anjo, 47 area baseline of €330,200 (€2,158/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €330,200, adjusted for condition and micro-location, gives a modelled fair value of €235,420 (€1,539/m²), a €159,580 (67.8%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Círio da Quinta do Anjo, 47 | Subject | €395,000 | €2,582 | — | 37 | 56 |
| Montijo e Afonsoeiro · 4d4538 | Active | €424,700 | €1,464 | 43.3% | 42 | 45 |
| rua Dom Francisco de Almeida, 118 | Active | €325,000 | €1,912 | 25.9% | 28 | 51 |
| Montijo e Afonsoeiro · 023b4a | Active | €325,000 | €1,912 | 25.9% | 25 | 57 |
| rua António Ribeiro Dias | Active | €693,000 | €1,093 | 57.7% | 72 | 54 |
| Median comp | €374,850 | €1,688 | 34.6% | 35 | 53 |
Long-term rental The property at €395,000 is significantly overpriced, with a fair value of only €235,420, representing a 67.8% gap. Given the gross yield of 6.9% and a neighbourhood score of 56/100, potential long-term rental income may not justify this high entry cost. Value-add renovation While the property could benefit from renovations with its current condition rating of 45/100, the asking price still positions it as overpriced. Renovations might enhance its appeal, but the existing gap from fair value suggests that the investment likely won't offer adequate returns. Not ideal for luxury market The property’s location and economic activity primarily cater to local needs, making it unsuitable for positioning in the luxury market. As such, competitive pricing and distinguishing features that appeal to affluent buyers seem absent. Not ideal for short-term vacation rental With a neighbourhood score of 56/100 and limited amenities, the property does not appear to be a fit for the short-term vacation rental market. Additionally, given the overvaluation, it would be challenging to achieve profitability in this segment.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of economic downturns that may affect rental income, while the tenant stability score of 65/100 suggests a moderate risk of tenant turnover, amplifying potential vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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