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 house of 115 m², built in 2004, energy rating C. Located Alhos Vedros parish, Moita municipality, Setúbal district. Outdoor Features: The property includes a garden with a shed and barbecue area, perfect for outdoor meals and gatherings, enhancing the overall living experience. Additional Storage: An attic provides extra storage space or potential for various uses.
The valuation. The asking price of €449,900 significantly exceeds the fair value of €320,663 by €129,237 (40.3%). This property is considered overpriced in the current market.
Fair value modelled at €320,663 from 6 comparable sales in the area. Asking €449,900 sits €129,237 (40.3%) above — overpriced versus fair value.
Asking €449,900 versus the Alhos Vedros, Moita, Setúbal area baseline of €259,546 (€2,257/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €259,546, adjusted for condition and micro-location, gives a modelled fair value of €320,663 (€2,788/m²), a €129,237 (40.3%) gap versus the €449,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alhos Vedros · a80821 | Subject | €449,900 | €3,912 | — | 75 | 71 |
| rua Emigrante, 10 | Active | €469,900 | €2,625 | 32.9% | 76 | 74 |
| rua Padre António Vieira, 86 | Active | €449,000 | €2,401 | 38.6% | 75 | 71 |
| rua do Pinho, 98 | Active | €549,000 | €2,952 | 24.6% | 75 | 63 |
| Alto do Seixalinho, Santo André e Verderena · 438efc | Active | €570,000 | €3,476 | 11.2% | 73 | 74 |
| Median comp | €509,450 | €2,789 | 28.7% | 75 | 73 |
Long-term rental The property in Alhos Vedros, currently priced at €449,900, is considered overpriced as it trades at a 40.3% premium above its fair value of €320,663. With a gross yield of only 3.1%, the investment does not sufficiently compensate for the elevated purchase price, particularly in a suburban market with a middle-class demographic. Family rental While the property could appeal to families due to its location and size, the significant disparity between its listing price and fair value reflects an overpriced asset that may deter prospective tenants. The gross yield of 3.1% suggests that rental income potential is limited, especially given the average condition and neighborhood ratings. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its valuation of €449,900 compared to a fair value of €320,663, classifying it as overpriced. The modest yield of 3.1% and the current condition of 78/100 indicate that future appreciation may not justify the high initial investment price.
Economic and Tenant Stability Risk The property may face challenges due to a moderate economic stability score of 70/100 and a tenant stability score of 70/100, which could result in unpredictable 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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