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 72 m², built in 1989, energy rating C. Located on praceta do Beira-Mar, Gaio-Rosário e Sarilhos Pequenos parish, Moita municipality, Setúbal district. This apartment features abundant natural light from large windows offering unobstructed marsh views, enhancing its tranquil living environment, complemented by a spacious, well-organized layout.
The valuation. The asking price of €275,000 is positioned significantly above the fair value of €222,965, representing a premium of €52,035 or 23.3%. This suggests the property is overpriced and may deter potential buyers seeking value.
Fair value modelled at €222,965 from 6 comparable sales in the area. Asking €275,000 sits €52,035 (23.3%) above — overpriced versus fair value.
Asking €275,000 versus the praceta do Beira-Mar area baseline of €219,649 (€3,051/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €219,649, adjusted for condition and micro-location, gives a modelled fair value of €222,965 (€3,097/m²), a €52,035 (23.3%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Beira-Mar | Subject | €275,000 | €3,819 | — | 67 | 66 |
| praça de Touros | Active | €250,000 | €3,425 | 10.3% | 62 | 49 |
| Alhos Vedros · a80752 | Active | €284,900 | €3,097 | 18.9% | 70 | 66 |
| Alhos Vedros · 38b61b | Active | €284,900 | €3,097 | 18.9% | 72 | 68 |
| rua Florbela Espanca, 7 | Active | €265,000 | €3,397 | 11.0% | 72 | 74 |
| Median comp | €274,950 | €3,247 | 15.0% | 71 | 67 |
Family rental This 2-bed apartment in Moita is priced at €275,000, which is 23.3% above its fair value of €222,965, indicating it is overpriced for the family rental market. Although the neighbourhood offers decent amenities and a low crime rate, the yield of 3% gross does not support this price point, making it a less attractive option for families. Long-term rental With the property listed at €275,000 and a fair value of €222,965, the apartment is priced too high for a long-term rental investment, reflecting a 23.3% gap. The neighbourhood scores are moderately acceptable, but the gross yield of 3% reinforces the conclusion that this investment may not deliver the expected returns. Buy-and-hold This 2-bed apartment is overpriced at €275,000 compared to its fair value of €222,965, resulting in a 23.3% discrepancy. While the property may attract some potential renters due to the proximity to Lisbon, the gross yield of 3% and the overall condition scoring 63/100 suggest that a buy-and-hold strategy is not advisable at this valuation.
Economic Vulnerability The economic stability score of 60/100 indicates a potential risk of downturns, which could affect tenant retention given the higher tenant stability score of 70/100 that may not be sufficient to withstand economic fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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