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 apartment of 13 m² on the 2nd floor, energy rating C. Located on rua das Beiras, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This apartment uniquely features an attic that enhances storage options and a sunroom that extends usable living space, setting it apart in the typically compact market.
The valuation. The asking price of €298,900 is significantly above fair value, representing a substantial overvaluation of €248,864 or 497.4%. This price point suggests a risk for potential investors looking for a competitively priced opportunity.
Fair value modelled at €50,036 from 6 comparable sales in the area. Asking €298,900 sits €248,864 (497.4%) above — overpriced versus fair value.
Asking €298,900 versus the rua das Beiras area baseline of €41,908 (€3,224/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €41,908, adjusted for condition and micro-location, gives a modelled fair value of €50,036 (€3,849/m²), a €248,864 (497.4%) gap versus the €298,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Beiras | Subject | €298,900 | €22,992 | — | 68 | 71 |
| rua Dom João de Castro S / N | Active | €278,500 | €2,730 | 88.1% | 67 | 74 |
| rua Vasco da Gama, 65 | Active | €275,000 | €3,929 | 82.9% | 78 | 76 |
| Barreiro e Lavradio · 3df422 | Active | €239,500 | €4,202 | 81.7% | 70 | 75 |
| rua Eduardo Couto, 16 | Active | €236,500 | €4,380 | 81.0% | 70 | 67 |
| Median comp | €257,250 | €4,066 | 82.3% | 70 | 75 |
Long-term rental The 2-bed apartment in Baixa da Banheira e Vale da Amoreira, priced at €298,900, significantly exceeds its fair value of €50,036, indicating a substantial premium of 497.4%. Given that the gross yield is 0%, this property is unlikely to provide any satisfactory returns in a long-term rental strategy. Family rental While the neighborhood score of 71/100 suggests a reasonable environment for families, the apartment’s price far outstrips its fair value by 497.4%, making it a poor investment choice. With a gross yield of 0% and no favorable financial outlook, it is not suitable for family rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advised, given its price of €298,900 compared to a fair value of just €50,036, marking a significant overvaluation. The zero gross yield and the property’s inflated price suggest that it will not appreciate sufficiently to justify a long-term hold. Not ideal for The property's significant overvaluation and poor yield make it an unsuitable choice for short-term vacation rentals as well as for student housing, which usually requires higher rental yields. Such strategies would likely result in financial underperformance given the current market dynamics.
Tenant turnover risk The low tenant stability score of 65/100 indicates a potential for higher tenant turnover and vacancy rates, which could impact cash flow and increase operational costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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