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, 1-bathroom apartment of 95 m² on the 2nd floor, energy rating E. Located on rua Bernardo Santareno, Moita parish, Moita municipality, Setúbal district. Noteworthy Features: This 3-bedroom apartment benefits from excellent sunlight due to its 2nd floor position and proximity to local shops and services, enhancing its overall living experience.
The valuation. The asking price of €279,000 is approximately €39,125 (16.3%) above the fair value of €239,875, indicating that the property is overpriced. This discrepancy suggests potential financial risk for investors. Buy-to-flip angle. A buy-to-flip strategy would require significant renovations to elevate the property’s current condition score of 55/100, maximizing resale value in a fluctuating market. Investors should account for upgrade costs against potential profit margins. Buy-to-let angle. The estimated gross yield of 3.3% translates to approximately €767/month in rental income, which may appeal to long-term tenants in this mixed neighborhood. However, the standard fixtures and mixed condition could limit rental attractiveness.
Fair value modelled at €239,875 from 6 comparable sales in the area. Asking €279,000 sits €39,125 (16.3%) above — overpriced versus fair value.
Asking €279,000 versus the rua Bernardo Santareno area baseline of €230,120 (€2,422/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €230,120, adjusted for condition and micro-location, gives a modelled fair value of €239,875 (€2,525/m²), a €39,125 (16.3%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bernardo Santareno | Subject | €279,000 | €2,937 | — | 60 | 69 |
| rua Doutor Alexandre Sequeira | Active | €255,000 | €2,550 | 13.2% | 60 | 45 |
| Moita · 6f4068 | Active | €290,000 | €2,071 | 29.5% | 50 | 61 |
| rua Fernando Pessoa S / N | Active | €199,000 | €2,052 | 30.1% | 42 | 69 |
| Moita · 19f7ef | Active | €269,000 | €2,773 | 5.6% | 67 | 63 |
| Median comp | €262,000 | €2,311 | 21.3% | 55 | 62 |
Long-term rental This property is not well-suited for long-term rental due to its 16.3% gap from fair value, indicating a higher likelihood of lower demand. The gross rental yield of 3.3% further suggests that rental income may not sufficiently cover the investment cost when considering its overpriced status. Family rental While family rentals can be stable in many markets, the 16.3% disparity from the fair value raises concerns about long-term occupancy rates. Additionally, with a condition rating of 55/100 and a neighbourhood score of 69/100, this property may not attract families looking for quality living spaces. Buy-and-hold Investing in this property as a buy-and-hold strategy could be risky due to its current overvaluation at €279,000 compared to the fair value of €239,875. The relatively low yield of 3.3% combined with a modest condition rating suggests that appreciation potential may not justify the higher acquisition cost. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk High tenant turnover is a concern with a tenant stability score of 65/100, indicating potential challenges in maintaining consistent rent income and increased costs associated with re-leasing units.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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