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 68 m² on the 3rd floor, energy rating E. Located on rua Bento Gonçalves S / N, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment features an enclosed balcony that adds versatility for various uses like an office or cozy winter garden, enhancing lifestyle options in a compact space.
The valuation. The asking price of €276,000 exceeds the fair value of €215,792 by €60,208, marking a 27.9% overvaluation. This discrepancy indicates a property priced above market norms.
Fair value modelled at €215,792 from 6 comparable sales in the area. Asking €276,000 sits €60,208 (27.9%) above — overpriced versus fair value.
Asking €276,000 versus the rua Bento Gonçalves S / N area baseline of €190,999 (€2,809/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €190,999, adjusted for condition and micro-location, gives a modelled fair value of €215,792 (€3,173/m²), a €60,208 (27.9%) gap versus the €276,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bento Gonçalves S / N | Subject | €276,000 | €4,059 | — | 62 | 71 |
| praceta Fernão Lopes S / N | Active | €239,900 | €3,199 | 21.2% | — | 81 |
| rua do Douro, 8 | Active | €210,000 | €2,800 | 31.0% | 63 | 75 |
| rua de Goa, 12 | Active | €200,000 | €3,333 | 17.9% | — | 69 |
| Alhos Vedros · 483c63 | Active | €240,000 | €2,927 | 27.9% | — | 72 |
| Median comp | €224,950 | €3,063 | 24.5% | 63 | 74 |
Family rental This property is overpriced by 27.9%, making it less attractive for families seeking affordable housing in a neighborhood that has a mix of suburban characteristics. With a gross yield of only 3.1%, potential returns may not justify the investment given the fair value of €215,792. Long-term rental An investment in this apartment for long-term rental purposes is risky due to its current price point, significantly exceeding fair value. The gross yield of 3.1% further indicates limited profitability potential in a market where tenant quality and amenities may not meet expectations. Buy-and-hold Purchasing this property as a buy-and-hold investment is unwise, considering it is priced 27.9% above fair value. The 3.1% gross yield does not offer an attractive return on investment over time, especially in a neighborhood that does not demonstrate strong growth metrics.
Economic and Tenant Instability There is a risk of reduced income stability due to both the economic and tenant stability scores being at 70/100, indicating a potential vulnerability to market fluctuations and tenant turnover.
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