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, 2-bathroom house of 61 m², energy rating E. Located on rua Cândido dos Reis, Alhos Vedros parish, Moita municipality, Setúbal district. Noteworthy Features: The property includes approved architectural plans for residential conversion, presenting a unique opportunity for substantial customization given its planned transition from a commercial space. Location Benefits: Centrally located near essential services, enhancing its appeal for future living arrangements.
The valuation. The asking price of €180,000 sits €67,508 above the fair value of €112,492, marking a 60.0% overvaluation. This pricing reflects a significant disparity that must be addressed in potential investment considerations.
Fair value modelled at €112,492 from 6 comparable sales in the area. Asking €180,000 sits €67,508 (60.0%) above — overpriced versus fair value.
Asking €180,000 versus the rua Cândido dos Reis area baseline of €150,493 (€2,467/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 15/100 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 €150,493, adjusted for condition and micro-location, gives a modelled fair value of €112,492 (€1,844/m²), a €67,508 (60.0%) gap versus the €180,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido dos Reis | Subject | €180,000 | €2,951 | — | 20 | 66 |
| rua de Timor | Active | €215,000 | €1,734 | 41.2% | 32 | 60 |
| estrada de Santo António | Active | €399,000 | €2,089 | 29.2% | 38 | 71 |
| Santo António da Charneca · 49b8b2 | Active | €1,200,000 | €1,954 | 33.8% | 25 | 67 |
| rua Engenheiro Duarte Pacheco, 1 | Active | €300,000 | €872 | 70.4% | 25 | 68 |
| Median comp | €349,500 | €1,844 | 37.5% | 29 | 68 |
Long-term rental Given the property's gross yield of 4.8% and a significant gap of 60.0% from fair value, it is clear that this investment is overpriced for long-term rental purposes. While the suburban location near Lisbon offers commuting benefits, the excessive asking price might limit cash flow and tenant demand. Family rental The house's fair value suggests it is overpriced, impacting its appeal for family rental situations, despite decent amenities and school options typical for suburban Portugal. The condition rating of 15/100 indicates substantial renovations are needed, further reducing its attractiveness to families. Buy-and-hold With a substantial fair value gap of 60.0% indicating it is overpriced, the buy-and-hold strategy for this property is not advisable. While the location benefits from proximity to Lisbon, the high entry price coupled with a poor condition score limits potential long-term appreciation and investment returns.
Potential tenant turnover risk The property may face increased tenant turnover due to both economic and tenant stability scores being at 65/100, indicating a moderate risk of instability in occupancy rates.
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