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 121 m² on the 3rd floor, built in 2020, energy rating A. Located on rua Virgínia Rau, 8, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: The apartment boasts a generous balcony offering unobstructed views over a tranquil square, enhancing outdoor enjoyment and relaxation in a vibrant community setting.
The valuation. The asking price of €479,000 is significantly above the fair value of €402,710, positioning the property as overpriced by €76,290 (18.9%). Such a disparity suggests limited immediate investment appeal for buyers seeking value.
Fair value modelled at €402,710 from 6 comparable sales in the area. Asking €479,000 sits €76,290 (18.9%) above — overpriced versus fair value.
Asking €479,000 versus the rua Virgínia Rau, 8 area baseline of €352,039 (€2,909/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €352,039, adjusted for condition and micro-location, gives a modelled fair value of €402,710 (€3,328/m²), a €76,290 (18.9%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Virgínia Rau, 8 | Subject | €479,000 | €3,959 | — | 80 | 55 |
| Montijo e Afonsoeiro · 5e62ee | Active | €509,000 | €3,585 | 9.5% | 80 | 52 |
| rua Entreparedes, 120 | Active | €479,900 | €3,243 | 18.1% | 80 | 57 |
| rua Virgínia Rau, 65 | Active | €442,500 | €3,512 | 11.3% | 79 | 54 |
| Montijo e Afonsoeiro · 937416 | Active | €445,000 | €2,853 | 27.9% | 79 | 55 |
| Median comp | €462,450 | €3,378 | 14.7% | 80 | 55 |
Long-term rental The current listing is priced at €479,000, reflecting an 18.9% gap above its fair value of €402,710, suggesting that the property is less attractive for long-term rental investments. With a gross yield of only 3.3%, which is relatively low, this apartment may not generate sufficient returns compared to other opportunities in the market. Buy-and-hold Given its valuation at €479,000 against a fair value of €402,710, holding onto this property could lead to potential losses due to the current pricing being 18.9% above fair value. The moderate yield of 3.3% further indicates that capital appreciation may not compensate for the initial overvaluation over time. Family rental With a current listing price of €479,000, which is 18.9% above the fair value of €402,710, families may find it hard to justify the rental costs relative to the available amenities in the area. Additionally, the low neighbourhood rating of 55/100 raises concerns about tenant satisfaction, which could impact occupancy rates and overall profitability.
Economic Instability Risk With an economic stability score of 50/100, the property may face challenges due to potential fluctuations in the local economy that could impact rent and occupancy rates negatively.
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