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 1971, energy rating D. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment benefits from a modern kitchen featuring high-quality lacquered cabinets and a bright open-plan living space enriched by abundant natural light.
The valuation. The asking price of €255,000 is significantly above the fair value of €206,196, marking an overvaluation of €48,804 (23.7%). The high asking price prioritizes short-term gains over long-term investment potential.
Fair value modelled at €206,196 from 6 comparable sales in the area. Asking €255,000 sits €48,804 (23.7%) above — overpriced versus fair value.
Asking €255,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €164,514 (€2,653/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €164,514, adjusted for condition and micro-location, gives a modelled fair value of €206,196 (€3,326/m²), a €48,804 (23.7%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 627397 | Subject | €255,000 | €4,113 | — | 70 | 77 |
| avenida da Liberdade | Active | €259,000 | €3,012 | 26.8% | 73 | 76 |
| Baixa da Banheira e Vale da Amoreira · fe638f | Active | €260,000 | €3,023 | 26.5% | 72 | 75 |
| Baixa da Banheira e Vale da Amoreira · 468261 | Active | €229,000 | €3,694 | 10.2% | 73 | 73 |
| rua Gil Vicente, 1 | Active | €224,950 | €3,628 | 11.8% | 73 | 71 |
| Median comp | €244,000 | €3,326 | 19.1% | 73 | 74 |
Long-term rental This 2-bed apartment in Baixa da Banheira e Vale da Amoreira, listed at €255,000, presents a 23.7% gap compared to its fair value of €206,196, indicating it is overpriced. The 3.1% gross yield might not justify the high acquisition cost in this suburban area near Lisbon with average conditions and neighborhood ratings. Family rental Despite being in a suburban area with decent amenities and tenant quality, this property is overpriced at €255,000, which is significantly higher than the fair value of €206,196. With a fair condition score of 74/100, potential family renters may seek more competitive pricing in the market. Buy-and-hold Although investing for the long term can be appealing in a stable suburban area like Baixa da Banheira e Vale da Amoreira, this property is overpriced at €255,000 against a fair value of €206,196. The expected gross yield of 3.1% does not offset the 23.7% premium on the acquisition price. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk High tenant turnover may occur due to the relatively lower tenant stability score of 75/100, potentially destabilizing 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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