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.
3-bedroom, 2-bathroom apartment of 77 m² on the 2nd floor, built in 1977, energy rating D. Located on avenida Luis de Camões, Montijo e Afonsoeiro parish, Montijo municipality, Setúbal district. Noteworthy features: The apartment includes a versatile sunroom that can enhance living space and offers the option for a contemporary open-concept layout with the kitchen and living area.
The valuation. The asking price of €285,000 is significantly above the fair value of €237,583, with an inflated difference of €47,417 (20.0%). This property is considered overpriced, highlighting potential negotiation challenges for buyers.
Fair value modelled at €237,583 from 6 comparable sales in the area. Asking €285,000 sits €47,417 (20.0%) above — overpriced versus fair value.
Asking €285,000 versus the avenida Luis de Camões area baseline of €238,103 (€3,092/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 €238,103, adjusted for condition and micro-location, gives a modelled fair value of €237,583 (€3,085/m²), a €47,417 (20.0%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Luis de Camões | Subject | €285,000 | €3,701 | — | 60 | 58 |
| Montijo e Afonsoeiro · 023888 | Active | €275,000 | €2,926 | 21.0% | 65 | 57 |
| Montijo e Afonsoeiro · 4a8081 | Active | €285,000 | €3,476 | 6.1% | 68 | 59 |
| rua da Biologia, 75 | Active | €285,000 | €2,740 | 26.0% | 62 | 54 |
| Montijo e Afonsoeiro · 6d51bd | Active | €249,900 | €3,245 | 12.3% | 68 | 57 |
| Median comp | €280,000 | €3,086 | 16.6% | 67 | 57 |
Long-term rental Given the property's fair value of €237,583 and its listing price of €285,000, the current market price reflects a 20.0% premium, making it less attractive for long-term rental. The gross yield of 3.6% does not sufficiently compensate for this price gap, particularly in a neighborhood with a below-average condition rating of 66/100. Family rental With a listing price significantly above fair value, the property may struggle to attract family tenants who typically seek more value for their rental investments. The neighborhood score of 58/100 highlights limitations in amenities and tenant quality, suggesting that families may favor other options. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky given its overpriced status, with a gap of 20.0% from fair value indicating a lack of growth potential. The rural characteristics and moderate neighborhood ratings further suggest that potential appreciation may not be sufficient to justify the current investment. Not ideal for luxury market The property does not align with luxury market expectations, particularly given its fair value assessment which indicates an overpriced status. Additionally, the neighborhood's limited premium options suggest a mismatch with luxury buyer preferences. Not ideal for short-term vacation rental The significant markup above fair value renders this property unsuitable for the short-term vacation rental market, where pricing is scrutinized for competitive rates. Its neighborhood characteristics and amenities may not appeal to the typical short-term rental demographic seeking premium experiences. Not ideal for student housing Investors should avoid this property for student housing as it is overpriced, making it challenging to attract budget-conscious students. The lower neighborhood score indicates potential limitations in accessibility and essential amenities that students prioritize.
Economic and Tenant Stability Risk: With both the economic stability and tenant stability scores at 60, there is a moderate risk of fluctuating rental income and potential vacancies that could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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