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, 1-bathroom apartment of 73 m² on the 2nd floor, energy rating D. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment boasts two balconies, one providing expansive river views, enhancing the outdoor living experience with inviting natural vistas.
The valuation. The asking price of €259,000 is €34,698 (15.5%) above the fair value of €224,302, indicating that the property is overpriced. This disparity suggests potential difficulties in achieving a successful resale. Buy-to-flip angle. The resale strategy would focus on making minor cosmetic improvements to attract buyers, though the current asking price creates a less favorable margin for profit. Quick renovations could help increase resale appeal but may not compensate for the high entry cost. Buy-to-let angle. The estimated rental income of €669 per month translates to a gross yield of 3.1%, which is below market averages for the area. While the property has strong rental potential due to its suburban location, the high acquisition cost limits profitability.
Fair value modelled at €224,302 from 6 comparable sales in the area. Asking €259,000 sits €34,698 (15.5%) above — overpriced versus fair value.
Asking €259,000 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €165,267 (€2,264/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €165,267, adjusted for condition and micro-location, gives a modelled fair value of €224,302 (€3,073/m²), a €34,698 (15.5%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · 16237f | Subject | €259,000 | €3,548 | — | 78 | 76 |
| rua do Alentejo | Active | €205,000 | €2,808 | 20.8% | 78 | 74 |
| Barreiro e Lavradio · 1e6515 | Active | €239,000 | €3,274 | 7.7% | 76 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 90d75c | Active | €229,000 | €3,418 | 3.7% | 80 | 69 |
| rua João Rainho, 9 | Active | €269,900 | €2,871 | 19.1% | 75 | 68 |
| Median comp | €234,000 | €3,073 | 13.4% | 77 | 71 |
Long-term rental The property is not an attractive option for long-term rental due to its current pricing, which is 15.5% above the fair value of €224,302. This results in a gross yield of only 3.1%, limiting the potential returns on investment in the current market environment. Family rental As a family rental, the apartment may struggle to attract tenants given its overpriced listing at €259,000. The suburban amenities and decent condition are overshadowed by the elevated price, which does not justify the investment considering local market conditions. Buy-and-hold The buy-and-hold strategy appears less favorable for this apartment, as the purchase price exceeds fair value by 15.5%. This discrepancy creates a riskier investment profile, especially in a suburban area where appreciation potential may be limited due to the price point. Not ideal for The property is not suited for the luxury market as its price and location do not align with high-end buyer expectations. Additionally, the apartment is an unsuitable candidate for short-term vacation rentals or student housing due to its overall valuation and the characteristics of the neighborhood.
Economic Sensitivity A high economic stability score of 80/100 suggests resilience, but a tenant stability score of 75/100 indicates potential volatility in rental income.
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