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 109 m² on the 3rd floor, energy rating A. Located on rua José Cipriano Pisco, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This apartment features an open-concept living area, enhancing social interaction and maximizing natural light, perfectly suited for both family living and entertaining guests.
The valuation. The asking price of €460,000 sits significantly above the estimated fair value of €363,188, representing an excess of €96,812 (26.7%). This property is overpriced, indicating a potential mismatch between market expectations and actual value.
Fair value modelled at €363,188 from 6 comparable sales in the area. Asking €460,000 sits €96,812 (26.7%) above — overpriced versus fair value.
Asking €460,000 versus the rua José Cipriano Pisco area baseline of €313,809 (€2,879/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €313,809, adjusted for condition and micro-location, gives a modelled fair value of €363,188 (€3,332/m²), a €96,812 (26.7%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Cipriano Pisco | Subject | €460,000 | €4,220 | — | 85 | 51 |
| rua Entreparedes, 120 | Active | €479,900 | €3,243 | 23.2% | 80 | 57 |
| rua Virgínia Rau, 65 | Active | €442,500 | €3,512 | 16.8% | 79 | 54 |
| Montijo e Afonsoeiro · 8ee434 | Active | €415,000 | €3,739 | 11.4% | 78 | 49 |
| rua Dom Nuno Álvares Botelho, 68 | Active | €435,000 | €2,753 | 34.8% | 78 | 54 |
| Median comp | €438,750 | €3,378 | 20.0% | 79 | 54 |
Long-term rental The gross yield of 2.7% indicates that the property may not deliver significant returns for long-term rental investors considering the listing price of €460,000, which is 26.7% above its fair value. Additionally, the neighbourhood rating of 51/100 points to potential challenges in tenant quality, further complicating the rental investment outlook. Buy-and-hold With the property priced at €460,000, the 26.7% gap from its fair value of €363,188 suggests that it could take years for the investment to appreciate sufficiently, especially given the property's location and low neighbourhood rating. The rural context and limited urban attributes might hinder significant price growth, making it less attractive for a buy-and-hold strategy. Not ideal for luxury market Given its rural location and limited urban attributes, this property is unlikely to appeal to the luxury market, notwithstanding the current pricing. The economic conditions suggest that affluent buyers may seek more urbanized options with better amenities. Not ideal for short-term vacation rental The property’s current pricing and neighbourhood characteristics do not support the viability of short-term vacation rentals, which typically thrive in urban areas with high tourist demand. The agricultural significance in the local economy further detracts from this property’s potential for attracting transient visitors.
Economic and tenant instability risk The combined economic and tenant stability scores of 50/100 indicate a potential risk for fluctuation in rental income and occupancy rates due to socioeconomic factors.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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