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 apartment of 96 m² on the 2nd floor, built in 1998, energy rating E. Located on rua da Cortiça, 8, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment is situated on the 2nd floor, providing additional spaciousness and tranquility with no neighbors above and benefits from an affordable and well-organized condominium. Potential Uses: Ideal for family living, a second home, or investment, maximizing its value in a growing area.
The valuation. The asking price of €275,000 is significantly above fair value, representing a premium of €57,070 (26.2%). This property is considered overpriced at this asking price. Buy-to-flip angle. A resale strategy could involve upgrading the apartment's fixtures and finishes to enhance its appeal, potentially attracting a higher purchase price in a competitive market. Buy-to-let angle. With an estimated gross yield of 2.7% and a projected rental income of €619/month, this property may serve as a long-term family rental in the suburban area, albeit with limited yield potential.
Fair value modelled at €217,930 from 6 comparable sales in the area. Asking €275,000 sits €57,070 (26.2%) above — overpriced versus fair value.
Asking €275,000 versus the rua da Cortiça, 8 area baseline of €193,580 (€2,016/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €193,580, adjusted for condition and micro-location, gives a modelled fair value of €217,930 (€2,270/m²), a €57,070 (26.2%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cortiça, 8 | Subject | €275,000 | €2,865 | — | 65 | 61 |
| rua Unidade, 1 | Active | €320,000 | €2,302 | 19.6% | 60 | 73 |
| rua José Vianna da Motta, 14 | Active | €299,000 | €2,182 | 23.8% | 64 | 70 |
| rua Mormugão, 11 | Active | €336,500 | €2,337 | 18.4% | 60 | 70 |
| rua Dom António Ferreira Gomes, 7 | Active | €275,000 | €2,083 | 27.3% | 60 | 75 |
| Median comp | €309,500 | €2,242 | 21.7% | 60 | 72 |
Long-term rental The property in Alhos Vedros presents a yield of only 2.7%, indicating that potential returns may not justify the high listing price of €275,000. Given the fair value of €217,930, this investment appears overpriced with a gap of 26.2% that could deter long-term rental viability. Family rental With a condition rating of 60/100 and a neighbourhood score of 61/100, the property’s appeal to families may be limited, especially considering its overpriced status. The lack of sufficient amenities in the suburban area further exacerbates concerns about its suitability for family rental at the current price. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is challenging due to its current valuation being 26.2% above fair value, limiting potential capital appreciation over time. The combination of a low yield and average neighbourhood characteristics suggests that holding onto this property may not yield favorable long-term returns for investors.
Economic and Tenant Instability With an economic stability score of 65/100 and a tenant stability score of 60/100, there is a significant risk of fluctuating rental income and potential vacancy issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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