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, 2-bathroom apartment of 55 m², energy rating D. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Distinctive Feature: The apartment includes a private yard, providing an uncommon outdoor space perfect for family gatherings and leisure activities amidst an urban setting.
The valuation. The asking price of €279,000 sits significantly above the fair value of €155,872, representing overpricing by €123,128 or 79.0%. This property is considered overpriced.
Fair value modelled at €155,872 from 6 comparable sales in the area. Asking €279,000 sits €123,128 (79.0%) above — overpriced versus fair value.
Asking €279,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €112,925 (€2,053/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €112,925, adjusted for condition and micro-location, gives a modelled fair value of €155,872 (€2,834/m²), a €123,128 (79.0%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 833ff0 | Subject | €279,000 | €5,073 | — | 76 | 79 |
| rua Doutor Rodrigues Lapa, 31A | Active | €279,000 | €2,583 | 49.1% | 72 | 73 |
| rua Almeida Garrett | Active | €289,900 | €2,958 | 41.7% | 80 | 71 |
| rua de Moçambique | Active | €245,000 | €3,769 | 25.7% | 68 | 83 |
| rua Almirante Reis | Active | €355,000 | €3,087 | 39.1% | 74 | 74 |
| Median comp | €284,450 | €3,023 | 40.4% | 73 | 74 |
Long-term rental Given the gross yield of 2.8%, this property is priced excessively compared to its fair value of €155,872, which represents a significant 79.0% gap. While the condition and neighborhood ratings are respectable, the financial return does not justify the investment. Family rental At a listing price of €279,000, this apartment fails to fit within an acceptable investment range, highlighting a 79.0% overvaluation relative to its fair value of €155,872. Families may appreciate the amenity access and neighborhood safety, but the yield remains inadequate for financial viability. Buy-and-hold This property, although located in a proximity to Lisbon, is overpriced at €279,000, presenting a 79.0% gap from its fair valuation of €155,872. The expected yield of 2.8% illustrates that holding this investment would likely result in disappointing returns over time.
Economic Sensitivity Low economic stability score of 80/100 may lead to potential market fluctuations impacting property value and 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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