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 88 m², built in 2000. Located on avenida João XXIII, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy Features: This apartment's large terrace, complete with a built-in barbecue, offers a unique outdoor entertaining space in the heart of Montijo, enhancing urban living. Location Advantages: Proximity to schools, public transport, and local commerce promotes convenient access to essential services.
The valuation. The asking price of €345,000 exceeds the fair value of €285,482 by €59,518 (20.8%), indicating the property is overpriced. This discrepancy suggests potential buyers should proceed with caution in their investment decisions.
Fair value modelled at €285,482 from 6 comparable sales in the area. Asking €345,000 sits €59,518 (20.8%) above — overpriced versus fair value.
Asking €345,000 versus the avenida João XXIII area baseline of €278,129 (€3,161/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €278,129, adjusted for condition and micro-location, gives a modelled fair value of €285,482 (€3,244/m²), a €59,518 (20.8%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida João XXIII | Subject | €345,000 | €3,920 | — | 65 | 55 |
| São Francisco · a80949 | Active | €318,000 | €4,297 | 9.6% | 70 | 45 |
| rua Rui de Pina | Active | €295,000 | €2,757 | 29.7% | 70 | 45 |
| Montijo e Afonsoeiro · 19075e | Active | €258,000 | €3,739 | 4.6% | 65 | 64 |
| rua das Forças Armadas S / N | Active | €240,000 | €2,667 | 32.0% | 65 | 59 |
| Median comp | €276,500 | €3,248 | 17.2% | 68 | 52 |
Long-term rental The 2-bed apartment in Montijo e Afonsoeiro is overpriced at €345,000, with a fair value of €285,482 reflecting a 20.8% gap. With a gross yield of only 3.1%, this investment does not represent a favorable long-term rental opportunity considering the neighborhood's average rating of 55/100. Family rental Given its suburban location and decent commuting potential to Lisbon, the property may attract families; however, at €345,000, it is overpriced compared to its fair value of €285,482. The lower yield of 3.1% and the neighborhood's 55/100 score indicate challenges in achieving optimal market performance for family rental.
Economic and Tenant Instability With both economic and tenant stability scores at 55/100, there is a significant risk of fluctuation in rental income and occupancy, potentially impacting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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