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 60 m², energy rating D. Located on avenida Capitães de Abril, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment offers an exclusive river view and a well-thought-out layout, maximizing space for both comfort and functionality, ideal for modern living or investment opportunities.
The valuation. The asking price of €245,000 is €34,556, or 16.4%, above the fair value of €210,444. As such, the property is overpriced.
Fair value modelled at €210,444 from 6 comparable sales in the area. Asking €245,000 sits €34,556 (16.4%) above — overpriced versus fair value.
Asking €245,000 versus the avenida Capitães de Abril area baseline of €164,872 (€2,748/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €164,872, adjusted for condition and micro-location, gives a modelled fair value of €210,444 (€3,507/m²), a €34,556 (16.4%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Capitães de Abril | Subject | €245,000 | €4,083 | — | 78 | 72 |
| rua Doutor Rodrigues Lapa S / N | Active | €294,800 | €2,705 | 33.8% | 80 | 65 |
| Alto do Seixalinho, Santo André e Verderena · b7b74f | Active | €278,000 | €3,564 | 12.7% | 75 | 73 |
| rua Piloto Nascimento Costa | Active | €245,000 | €3,451 | 15.5% | 72 | 70 |
| Alto do Seixalinho, Santo André e Verderena · 25f836 | Active | €287,000 | €2,899 | 29.0% | 75 | 67 |
| Median comp | €282,500 | €3,175 | 22.2% | 75 | 69 |
Long-term rental Despite a reasonable gross yield of 3.3%, the 16.4% gap from fair value suggests that this property is overpriced. Investing in a long-term rental strategy may result in lower than expected returns given the current high purchase price relative to its fair market value. Family rental The property could appeal to families seeking a suburban setting near Lisbon, yet the high listing price of €245,000 indicates it is overpriced. With a neighborhood score of 72/100, tenant demand might not justify the elevated cost. Buy-and-hold While a buy-and-hold strategy often leverages appreciation over time, the 16.4% overpricing of this property may hinder future upside potential. The current selling price of €245,000 does not align with the fair value, resulting in a less attractive long-term investment under prevailing market conditions.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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