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 93 m² on the 3rd floor, built in 1994, energy rating D. Located on praça de Touros, Moita parish, Moita municipality, Setúbal district. This apartment features two distinct balconies, one enclosed for versatile usage and the other offering a serene view of the Municipal Park, enhancing both livability and ambiance.
The valuation. The asking price of €269,500 is significantly above the fair value of €231,573, creating an overpriced differential of €37,927 (16.4%). This suggests potential buyers should exercise caution in pursuing this investment.
Fair value modelled at €231,573 from 6 comparable sales in the area. Asking €269,500 sits €37,927 (16.4%) above — overpriced versus fair value.
Asking €269,500 versus the praça de Touros area baseline of €194,399 (€2,090/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €194,399, adjusted for condition and micro-location, gives a modelled fair value of €231,573 (€2,490/m²), a €37,927 (16.4%) gap versus the €269,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça de Touros | Subject | €269,500 | €2,898 | — | 70 | 53 |
| rua Almeida Garrett | Active | €240,000 | €2,353 | 18.8% | 70 | 74 |
| rua João de Deus | Active | €265,900 | €1,941 | 33.0% | 68 | 75 |
| rua Dom João de Castro | Active | €259,000 | €2,158 | 25.5% | 62 | 68 |
| rua Bento de Jesus Caraça S / N | Active | €310,000 | €2,627 | 9.3% | 70 | 68 |
| Median comp | €262,450 | €2,256 | 22.2% | 69 | 71 |
Long-term rental Given the apartment's condition rating of 68/100 and the neighborhood score of 53/100, this investment may not attract high-quality tenants or achieve optimal rental yields. With a gross yield of 3.5% and the gap from fair value at 16.4%, the property is likely to underperform in the long-term rental market. Buy-and-hold Holding this property may expose the investor to unnecessary risks, as its fair value suggests that it is priced 16.4% above market expectations. The combination of limited tenant appeal and economic factors in Moita indicates that long-term appreciation is unlikely to justify the current investment cost.
Economic Instability Risk The economic stability score of 45/100 indicates a high likelihood of economic fluctuations that could adversely affect property values and rental income.
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