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 62 m² on the 2nd floor, built in 1993, energy rating D. Located on estrada Nacional, 11, 203C, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Location: Just steps away from shops, local services, transport, and schools, offering ultimate convenience for daily activities without the need for a car.
The valuation. The asking price of €249,000 sits €24,520 or 10.9% above the fair value of €224,480, indicating that the property is overpriced.
Fair value modelled at €224,480 from 6 comparable sales in the area. Asking €249,000 sits €24,520 (10.9%) above — overpriced versus fair value.
Asking €249,000 versus the estrada Nacional, 11, 203C area baseline of €194,579 (€3,138/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €194,579, adjusted for condition and micro-location, gives a modelled fair value of €224,480 (€3,621/m²), a €24,520 (10.9%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Nacional, 11, 203C | Subject | €249,000 | €4,016 | — | 62 | 77 |
| avenida Bocage, 24 | Active | €240,000 | €3,810 | 5.1% | 70 | 63 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 9.5% | 67 | 76 |
| travessa António Aleixo | Active | €219,900 | €3,605 | 10.2% | 68 | 74 |
| Barreiro e Lavradio · 1e6504 | Active | €249,000 | €3,716 | 7.5% | 70 | 75 |
| Median comp | €240,000 | €3,676 | 8.5% | 69 | 75 |
Long-term rental The current listing of €249,000 is 10.9% above the fair value of €224,480, indicating that the property is overpriced for a long-term rental investment. With a gross yield of 3.3%, the potential return does not compensate for the inflated entry price. Family rental While the neighbourhood rating of 77/100 suggests a potentially appealing environment for family rentals, the property’s pricing at €249,000 is above the fair value of €224,480. Consequently, investors may find it challenging to achieve satisfactory returns given the 3.3% yield and the increasing costs. Buy-and-hold Investing in the property as a buy-and-hold strategy is questionable due to its 10.9% markup over fair value, leading to a potentially extended period before realizing any appreciation. The current return of 3.3% gross yield does not align with an attractive long-term investment outlook at this price point.
Economic downturn risk The economic stability score of 80/100 indicates a strong economic environment, but a potential downturn could negatively impact tenant stability, currently at 75/100, leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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