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.
5-bedroom, 3-bathroom apartment of 170 m² on the 2nd floor, energy rating D. Located on avenida Bela Rosa, Alhos Vedros parish, Moita municipality, Setúbal district. The apartment features a modern, fully equipped kitchen with quality appliances and dual living areas, while the independent T1 offers potential rental income or guest accommodation.
The valuation. The asking price of €440,000 is positioned above the fair value of €406,829 by €33,171 (8.2%). This indicates that the property is fairly priced for the current market. Buy-to-flip angle. The resale strategy focuses on enhancing property value through aesthetic improvements and market positioning, capitalizing on the anticipated appreciation in this desirable area. Buy-to-let angle. With a gross yield of 2% and an estimated rental income of €733/month, the long-term rental strategy aims to attract stable family tenants, leveraging the property's quality and location near Lisbon.
Fair value modelled at €406,829 from 6 comparable sales in the area. Asking €440,000 sits €33,171 (8.2%) above — overpriced versus fair value.
Asking €440,000 versus the avenida Bela Rosa area baseline of €307,299 (€1,808/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €307,299, adjusted for condition and micro-location, gives a modelled fair value of €406,829 (€2,393/m²), a €33,171 (8.2%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bela Rosa | Subject | €440,000 | €2,588 | — | 78 | 73 |
| Baixa da Banheira e Vale da Amoreira · 99f104 | Active | €295,000 | €2,458 | 5.0% | 68 | 74 |
| rua João Rainho, 13 | Active | €320,000 | €2,443 | 5.6% | 72 | 73 |
| rua João Villaret, 34 | Active | €239,000 | €2,234 | 13.7% | 70 | 77 |
| Barreiro e Lavradio · 8ee8d7 | Active | €290,000 | €2,117 | 18.2% | 72 | 75 |
| Median comp | €292,500 | €2,339 | 9.6% | 71 | 75 |
Long-term rental The property is priced at €440,000, which is 8.2% above the fair value of €406,829, indicating it is not an optimal candidate for long-term rental investments. With a gross yield of only 2%, the return may not sufficiently justify the investment against the expected market performance. Buy-and-hold While the proximity to Lisbon can enhance housing demand, the property's current price of €440,000 suggests it is fairly valued but does not present an attractive buy-and-hold opportunity at this valuation. The modest gross yield of 2% further indicates limited growth potential relative to other investment options. Family rental Although the property is reasonably located in a safe suburban area, the €440,000 listing price means it is fairly valued, which might hinder its appeal as a family rental investment. The current yield of 2% does not offer compelling revenue prospects for families looking for long-term housing stability.
Economic sensitivity risk: With an economic stability score of 72/100, there is a moderate risk that any downturn in the local economy could affect tenant retention and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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