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 104 m², energy rating D. Located on rua Ary dos Santos, Moita parish, Moita municipality, Setúbal district. Noteworthy Feature: The apartment includes a 20 m² attic storage room, providing exceptional space for organization and reducing clutter in the living areas. Condition: Well-maintained with solid hardwood flooring throughout.
The valuation. The asking price of €299,500 is significantly above the fair value of €264,918, by €34,582 (13.1%). This indicates that the property is overpriced relative to its market value, and potential buyers should exercise caution.
Fair value modelled at €264,918 from 6 comparable sales in the area. Asking €299,500 sits €34,582 (13.1%) above — overpriced versus fair value.
Asking €299,500 versus the rua Ary dos Santos area baseline of €220,912 (€2,124/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €220,912, adjusted for condition and micro-location, gives a modelled fair value of €264,918 (€2,547/m²), a €34,582 (13.1%) gap versus the €299,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ary dos Santos | Subject | €299,500 | €2,880 | — | 75 | 65 |
| rua Fernando Pessoa, 27 | Active | €260,000 | €2,080 | 27.8% | 70 | 57 |
| rua de Liège | Active | €275,000 | €2,696 | 6.4% | 70 | 54 |
| Moita · 875065 | Active | €275,000 | €2,835 | 1.6% | 76 | 58 |
| Alhos Vedros · 25f4c2 | Active | €319,000 | €2,398 | 16.7% | 72 | 65 |
| Median comp | €275,000 | €2,547 | 11.6% | 71 | 58 |
Long-term rental The property presents a gross yield of 3.5%, which is relatively modest compared to the current fair value. Given its overpriced status, the financial return may not attract long-term renters seeking better value. Family rental While the apartment could appeal to families, the neighborhood rating of 65/100 indicates potential challenges in attracting quality tenants. With the property being overpriced, it may deter families looking for more value-oriented housing options in the area. Value-add renovation The apartment's condition of 70/100 suggests room for improvement, yet the current price reflects a premium that does not account for renovation costs. As the property is overpriced, any potential renovation investment may not yield sufficient returns or attract buyers willing to pay a premium for such improvements.
[Tenant turnover risk] With a Tenant stability score of 65/100, there is a notable risk of higher turnover rates leading to potential income volatility and increased leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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