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 100 m² on the 3rd floor, built in 1989, energy rating F. Located on rua Gil Eanes S / N, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. This property boasts a sleek contemporary design complemented by abundant natural light and stunning unobstructed river views, creating a serene living environment.
The valuation. The asking price of €295,000 is significantly above the fair value of €262,981, representing an overpricing of €32,019 (12.2%). This price positioning suggests a lack of competitiveness in the current market. Buy-to-flip angle. A buy-to-flip strategy could focus on enhancing the property’s aesthetic appeal through minor renovations to capitalize on the current market, aiming for a quick resale at a higher price point. Buy-to-let angle. The estimated rental income of €1,032 per month implies a gross yield of 4.2%, making it a viable option for long-term rental or family leasing, despite the property being overpriced.
Fair value modelled at €262,981 from 6 comparable sales in the area. Asking €295,000 sits €32,019 (12.2%) above — overpriced versus fair value.
Asking €295,000 versus the rua Gil Eanes S / N area baseline of €218,209 (€2,182/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €218,209, adjusted for condition and micro-location, gives a modelled fair value of €262,981 (€2,630/m²), a €32,019 (12.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes S / N | Subject | €295,000 | €2,950 | — | 85 | 54 |
| Montijo e Afonsoeiro · ba3fea | Active | €304,500 | €2,476 | 16.1% | 72 | 61 |
| Montijo e Afonsoeiro · 6a916d | Active | €267,000 | €2,567 | 13.0% | 70 | 58 |
| rua das Papoilas, 2 | Active | €365,000 | €3,510 | 19.0% | 73 | 58 |
| rua Gago Coutinho S / N | Active | €308,000 | €2,281 | 22.7% | 70 | 62 |
| Median comp | €306,250 | €2,522 | 14.5% | 71 | 60 |
Long-term rental The current listing price of €295,000 reflects an 12.2% premium over the fair value of €262,981, indicating that the property is overpriced in the long-term rental market. With a gross yield of 4.2%, the investment may struggle to meet financial expectations given the elevated purchase price. Family rental At €295,000, this property exceeds its fair value of €262,981 by 12.2%, suggesting potential difficulty in appealing to family renters sensitive to pricing. Additionally, the neighborhood rating of 54/100 may limit the property's attractiveness to families seeking high-quality living conditions. Value-add renovation Given the 12.2% gap between the listing price of €295,000 and the fair value of €262,981, this property is considered overpriced, reducing the viability of a value-add renovation strategy. Although the property is rated at 83/100 for condition, the high entry cost may hinder potential returns from renovations in this suburban market.
Economic and Tenant Instability Risk The combined scores of 60/100 for both economic stability and tenant stability indicate a moderate risk of fluctuating income and potential vacancy issues in the property investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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