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 97 m² on the 3rd floor, built in 1983, energy rating E. Located Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This apartment features both a balcony and a terrace, providing desirable private outdoor spaces for relaxation and enjoyment.
The valuation. The asking price of €295,000 is above the fair value of €265,852, representing an overvaluation of €29,148 (11.0%). This indicates that the property is overpriced. Buy-to-flip angle. The strategy for resale focuses on cosmetic updates to leverage the reasonable gross yield of 3.5%, with the potential to add value before listing at a higher price. Buy-to-let angle. A long-term rental approach could yield approximately €860 per month, which provides a modest gross yield of 3.5%, making it suitable for steady rental income generation over time.
Fair value modelled at €265,852 from 4 comparable sales in the area. Asking €295,000 sits €29,148 (11.0%) above — overpriced versus fair value.
Asking €295,000 versus the Montijo e Afonsoeiro, Montijo, Setúbal area baseline of €262,798 (€2,709/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €262,798, adjusted for condition and micro-location, gives a modelled fair value of €265,852 (€2,741/m²), a €29,148 (11.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Montijo e Afonsoeiro · a808ff | Subject | €295,000 | €3,041 | — | 68 | 53 |
| avenida Dom Afonso Henriques | Active | €320,000 | €2,078 | 31.7% | 65 | 58 |
| rua Gago Coutinho S / N | Active | €308,000 | €2,281 | 25.0% | 70 | 62 |
| Montijo e Afonsoeiro · a80279 | Active | €295,000 | €4,041 | 32.9% | 66 | 58 |
| Montijo e Afonsoeiro · a79daa | Active | €320,000 | €3,200 | 5.2% | — | 62 |
| Median comp | €314,000 | €2,741 | 9.9% | 66 | 60 |
Long-term rental Given the 3.5% gross yield and the property being overpriced at €295,000, potential long-term rental returns may not justify the initial investment. The neighbourhood's low rating of 53/100 suggests limitations in tenant quality and demand, further complicating long-term occupancy expectations. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold asset may result in stagnant or declining property value due to its current pricing being 11% above fair value. With a condition rating of only 65/100, the property faces challenges in attracting strong appreciation over time, making it a less favorable long-term hold. Value-add renovation The potential for value-add renovation is limited as the property is already overpriced, with renovations likely increasing the cost beyond the market’s willingness to pay. Given the neighbourhood’s average appeal, any improvements might not yield sufficient returns to offset the initial investment. Not ideal for luxury market The apartment's current pricing and location suggest it does not align with the expectations of the luxury market, where properties typically demand superior features and amenities. As such, targeting high-net-worth individuals would be futile given its general condition and average neighbourhood rating. Not ideal for student housing With educational institutions not prominently featured in the vicinity and a lack of amenities tailored for students, this property does not cater to the student housing market. Additionally, the compromised condition and pricing further deter the appeal to this demographic. Not ideal for short-term vacation rental The 2-bed apartment is overpriced for short-term vacation rentals, given that competition in more desirable areas may hinder profitability. Furthermore, the property lacks the necessary features and proximity to tourist attractions that typically drive demand in the short-term rental market.
Economic and Tenant Risk Low economic stability at 55/100 combined with tenant stability at 50/100 indicates a heightened risk of vacancies or rent defaults, which can negatively impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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