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 100 m² on the 3rd floor, energy rating E. Located on rua Cidade de Pinhel, 3, Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This property features a unique attic office with sloped wood-paneled ceilings and skylights, enhancing both functionality and charm within the living space.
The valuation. The asking price of €325,000 sits 8.8% below the fair value of €356,453, indicating it is accurately priced for the current market. This suggests that the property is positioned well for potential buyers. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the property’s premium materials and neighborhood appeal, targeting a quick resale at a higher price, ideally post-renovation or during favorable market conditions. Buy-to-let angle. With an estimated monthly rental income of €704, the property provides a gross yield of 2.6%, making it viable for long-term rental and catering to families seeking units near Lisbon's metro area.
Fair value modelled at €356,453 from 6 comparable sales in the area. Asking €325,000 sits €31,453 (8.8%) below — the upside to fair value.
Asking €325,000 versus the rua Cidade de Pinhel, 3 area baseline of €270,924 (€2,709/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €270,924, adjusted for condition and micro-location, gives a modelled fair value of €356,453 (€3,565/m²), a €31,453 (8.8%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Pinhel, 3 | Subject | €325,000 | €3,250 | — | 86 | 68 |
| rua António Enes | Active | €257,500 | €2,575 | 20.8% | 75 | 72 |
| rua 5 de Outubro, 105 | Active | €275,000 | €3,618 | 11.3% | 73 | 70 |
| rua Almeida Garrett | Active | €289,900 | €2,958 | 9.0% | 80 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 2fcbaf | Active | €495,000 | €3,511 | 8.0% | 78 | 72 |
| Median comp | €282,450 | €3,235 | 0.5% | 77 | 72 |
Long-term rental This property presents a fair value opportunity with a yield of 2.6%, indicating a stable income potential in a suburban setting with access to the Lisbon metro area. However, the overall condition of 82/100 suggests it is well-maintained, yet the modest tenant quality rating of 68/100 indicates some limitations in attracting premium long-term tenants. Family rental The 2-bed apartment is well-positioned for family rentals, benefiting from its suburban location and good condition rating of 82/100. While the neighborhood's tenant quality is average at 68/100, the fair valuation implies it may appeal to families seeking affordable housing near Lisbon, albeit with limited premium prospects. Buy-and-hold Investing in this property as a buy-and-hold asset could yield stable returns given its fair value of €325,000 compared to the fair value of €356,453, generating a reasonable yield of 2.6%. Nonetheless, the average neighborhood quality and modest growth expectations should be carefully considered in the long term investment strategy.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of tenant turnover, which may lead to increased vacancy rates and associated 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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