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 159 m² on the 1st floor, built in 2000, energy rating D. Located on rua Eduardo Mondlane, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Feature: This apartment boasts four balconies that enhance outdoor connectivity and provide stunning views of the river and surrounding green space near José Afonso Park.
The valuation. The asking price of €399,000 sits slightly above the fair value of €389,806, creating a difference of €9,194 or 2.4%. The property can be considered fairly priced given the quality and location of the apartment.
Fair value modelled at €389,806 from 5 comparable sales in the area. Asking €399,000 sits €9,194 (2.4%) above — overpriced versus fair value.
Asking €399,000 versus the rua Eduardo Mondlane area baseline of €274,241 (€1,725/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €274,241, adjusted for condition and micro-location, gives a modelled fair value of €389,806 (€2,452/m²), a €9,194 (2.4%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eduardo Mondlane | Subject | €399,000 | €2,509 | — | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · 3d99c8 | Active | €297,000 | €2,802 | 11.7% | 74 | 69 |
| Baixa da Banheira e Vale da Amoreira · 8751e3 | Active | €228,000 | €2,452 | 2.3% | 72 | 73 |
| rua Michel Giacometti | Active | €228,000 | €2,426 | 3.3% | 70 | 74 |
| Baixa da Banheira e Vale da Amoreira · 874f82 | Active | €230,000 | €2,421 | 3.5% | 85 | 78 |
| Median comp | €229,000 | €2,439 | 2.8% | 73 | 74 |
Long-term rental The property offers a consistent 2% gross yield, which reflects a stable return for long-term housing needs. Given its proximity to the Lisbon job market, it is situated well to attract reliable tenants in a suburban setting. Family rental With a decent condition score of 77/100 and a spacious 159m² layout, this apartment is well-suited for families looking for comfortable suburban living. While the neighbourhood rates at 70/100, it provides the basic amenities required for family-oriented tenants. Buy-and-hold This 2-bed apartment is valued fairly at €399,000, with a minimal gap of 2.4% from its fair value, suggesting stable market conditions. As an investment, it offers the potential for gradual appreciation due to its location within Greater Lisbon and solid tenant demand.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of frequent tenant turnover, which could lead to increased vacancy rates and associated 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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