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 50 m², built in 1963, energy rating D. Located on rua Gil Vicente S / N, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. Noteworthy Features: The apartment boasts a substantial private yard of 44 m² equipped with a masonry barbecue, providing an ideal space for outdoor entertainment and leisure activities.
The valuation. The asking price of €270,000 is significantly above the fair value of €191,186, presenting an overpriced scenario with a difference of €78,814 (41.2%). Buy-to-flip angle. The buy-to-flip strategy may not be ideal, as considerable investment would be needed to raise the value above the current overpriced asking price for any potential profit. Buy-to-let angle. With a gross yield of 3% at an estimated rental income of €675/month, the property offers modest returns; however, its overpriced status could deter potential renters.
Fair value modelled at €191,186 from 6 comparable sales in the area. Asking €270,000 sits €78,814 (41.2%) above — overpriced versus fair value.
Asking €270,000 versus the rua Gil Vicente S / N area baseline of €152,930 (€3,059/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €152,930, adjusted for condition and micro-location, gives a modelled fair value of €191,186 (€3,824/m²), a €78,814 (41.2%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente S / N | Subject | €270,000 | €5,400 | — | 82 | 81 |
| parque Zeca Afonso | Active | €255,000 | €3,400 | 37.0% | 81 | 79 |
| Baixa da Banheira e Vale da Amoreira · a8068c | Active | €265,000 | €4,907 | 9.1% | 72 | 69 |
| rua Doutor Rodrigues Lapa S / N | Active | €294,800 | €2,705 | 49.9% | 80 | 65 |
| avenida Escola dos Fuzileiros Navais | Active | €272,000 | €4,857 | 10.1% | 82 | 74 |
| Median comp | €268,500 | €4,129 | 23.5% | 81 | 72 |
Long-term rental The property, listed at €270,000, presents a significant gap of 41.2% above its fair value of €191,186, indicating it is overpriced for long-term rental potential. With a gross yield of only 3%, this investment may not meet the expected return criteria for sustainable cash flow. Family rental While the property is situated in a neighbourhood with decent amenities and tenant quality, its current listing price of €270,000 is notably above the fair value of €191,186, suggesting it is overpriced for family rental use. Families may seek more competitively priced options, especially considering the yield remains low at 3%. Buy-and-hold Despite the strategic location near Lisbon, the property’s listing price of €270,000 well exceeds its fair value of €191,186, marking it as overpriced in a buy-and-hold strategy. Long-term appreciation may not be sufficient to justify the upfront costs given the low yield of 3% and the risk associated with holding such an asset.
Economic Volatility Risk The economic stability score of 85/100 suggests a strong economy, yet it remains susceptible to fluctuations that could impact tenant retention and rent collection, potentially affecting the overall profitability of the investment.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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