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 52 m² on the 2nd floor, energy rating E. Located on rua São Tomé e Príncipe, 80, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: This apartment boasts high-quality PVC windows with double glazing and an oscillating tilt system, ensuring exceptional thermal and acoustic insulation for enhanced living comfort.
The valuation. The asking price of €239,900 exceeds the fair value of €199,469 by €40,431, indicating the property is overpriced by 20.3%. This discrepancy suggests potential challenges in achieving a favorable return on investment.
Fair value modelled at €199,469 from 6 comparable sales in the area. Asking €239,900 sits €40,431 (20.3%) above — overpriced versus fair value.
Asking €239,900 versus the rua São Tomé e Príncipe, 80 area baseline of €157,740 (€3,033/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €157,740, adjusted for condition and micro-location, gives a modelled fair value of €199,469 (€3,836/m²), a €40,431 (20.3%) gap versus the €239,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Tomé e Príncipe, 80 | Subject | €239,900 | €4,613 | — | 75 | 78 |
| rua José Dias Coelho, 14 | Active | €275,000 | €3,819 | 17.2% | 82 | 73 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 21.8% | 75 | 73 |
| rua São Tomé e Príncipe, 80 | Active | €225,500 | €4,337 | 6.0% | 76 | 76 |
| rua Alto do Seixalinho | Active | €379,000 | €7,580 | 64.3% | 82 | 66 |
| Median comp | €254,750 | €4,078 | 11.6% | 79 | 73 |
Long-term rental The property offers a gross yield of just 3.2%, which is below the standard investment threshold, indicating that it may not generate sufficient returns for a long-term rental strategy. Given the current market value of €239,900, which is 20.3% above fair value, the investment appears overpriced at this time. Family rental While the apartment is located within the Lisbon metropolitan area with access to amenities, its gross yield of 3.2% does not support strong cash flow for family rentals. The current listing price of €239,900 shows a significant premium over the fair value of €199,469, suggesting the property is overpriced for family rental purposes. Buy-and-hold The property’s condition rating of 80/100 and its decent neighborhood score of 78/100 might appeal to long-term investors, yet the gross yield of 3.2% signifies limited upside potential. With a price gap of 20.3% over fair value, the current valuation of €239,900 indicates that this buy-and-hold opportunity is overpriced in the current market. Not ideal for Short-term vacation rental, Student housing, Value-add renovation
Tenant turnover risk The tenant stability score of 80/100 indicates a strong likelihood of retaining tenants; however, fluctuations may still occur due to the economic stability score of 75/100, which suggests potential vulnerabilities in the local economy that could affect tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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