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 62 m², built in 1963, energy rating E. Located Baixa da Banheira e Vale da Amoreira parish, Moita municipality, Setúbal district. This remodeled apartment features elegant marble-effect feature walls and a strategic location just steps from the Baixa da Banheira station, enhancing daily commuting convenience.
The valuation. The asking price of €259,900 is €29,240 (12.7%) above the fair value of €230,660. As such, the property is overpriced.
Fair value modelled at €230,660 from 6 comparable sales in the area. Asking €259,900 sits €29,240 (12.7%) above — overpriced versus fair value.
Asking €259,900 versus the Baixa da Banheira e Vale da Amoreira, Moita, Setúbal area baseline of €177,710 (€2,866/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 €177,710, adjusted for condition and micro-location, gives a modelled fair value of €230,660 (€3,720/m²), a €29,240 (12.7%) gap versus the €259,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Baixa da Banheira e Vale da Amoreira · e5550b | Subject | €259,900 | €4,192 | — | 85 | 75 |
| rua José Dias Coelho, 14 | Active | €239,000 | €3,621 | 13.6% | 78 | 72 |
| rua José Dias Coelho, 14 | Active | €275,000 | €3,819 | 8.9% | 82 | 73 |
| rua São Tomé e Príncipe, 80 | Active | €239,900 | €4,613 | 10.1% | 75 | 78 |
| Baixa da Banheira e Vale da Amoreira · 956f6f | Active | €234,500 | €3,608 | 13.9% | 75 | 73 |
| Median comp | €239,450 | €3,720 | 11.3% | 77 | 73 |
Long-term rental The property is likely to be a poor long-term rental investment as it is currently listed at a price that is 12.7% above its fair value, which could limit cash flow potential. At a yield of only 3.1%, the financial return does not justify the investment risk. Buy-and-hold Investing in this property for a buy-and-hold strategy may not yield the expected returns, given that it is overpriced relative to its fair value by 12.7%. The gross yield of 3.1% also indicates weak performance compared to other investment opportunities in the area. Family rental As a family rental, this apartment may struggle to attract tenants due to its overpricing by 12.7% compared to fair value, which could deter potential renters from committing. The moderately high yield of 3.1% does not compensate for the risk associated with paying above market value for the property.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential revenue loss and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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