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 90 m² on the 2nd floor, built in 2009, energy rating A. Located on rua Eça de Queiroz, 965, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: This apartment includes central vacuum and pre-installation for home automation, enhancing convenience and modern living capabilities within the space.
The valuation. The asking price of €395,000 is significantly above the fair value of €307,218, indicating an overvaluation of €87,782, or 28.6%. This discrepancy suggests the property is overpriced relative to its market worth.
Fair value modelled at €307,218 from 6 comparable sales in the area. Asking €395,000 sits €87,782 (28.6%) above — overpriced versus fair value.
Asking €395,000 versus the rua Eça de Queiroz, 965 area baseline of €275,010 (€3,056/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 €275,010, adjusted for condition and micro-location, gives a modelled fair value of €307,218 (€3,414/m²), a €87,782 (28.6%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eça de Queiroz, 965 | Subject | €395,000 | €4,389 | — | 86 | 51 |
| Montijo e Afonsoeiro · 8ee434 | Active | €415,000 | €3,739 | 14.8% | 78 | 49 |
| Montijo e Afonsoeiro · d1dcc6 | Active | €390,000 | €4,105 | 6.5% | 78 | 54 |
| rua Cidade de Lisboa, 108 | Active | €270,000 | €3,103 | 29.3% | 77 | 54 |
| Montijo e Afonsoeiro · 5e62ee | Active | €509,000 | €3,585 | 18.3% | 80 | 52 |
| Median comp | €402,500 | €3,662 | 16.6% | 78 | 53 |
Value-add renovation This property is marked at €395,000, which is 28.6% above its fair value of €307,218, indicating it is overpriced. While renovations could enhance the condition score of 82/100, the significant price gap may hinder a return on investment. Long-term rental With a gross yield of only 2.9%, the current pricing makes this property less attractive for long-term rental strategies. Given that it is overpriced, the potential for rental income may not justify the investment, especially in a neighborhood with an average tenant quality score of 51/100. Not ideal for luxury market, short-term vacation rental The property’s location, despite being near balanced employment opportunities and average schools, does not support its current price tag for luxury or short-term ventures. This suggests that investors should approach the luxury and vacation rental market with caution due to the overall valuation concerns.
Economic and Tenant Instability The property has an economic stability score of 55/100 and a tenant stability score of 50/100, indicating potential risks in maintaining consistent occupancy and rental income due to fluctuating economic conditions and tenant reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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