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.
1-bedroom, 1-bathroom apartment of 60 m², built in 2000, energy rating C. Located on rua Varandas, 15A, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This well-maintained apartment includes a spacious 18 m² terrace ideal for al fresco dining with stunning sea views and a dedicated laundry area for enhanced functionality.
The valuation. The asking price of €320,000 is significantly above the fair value of €170,873, by €149,127 or 46.6%. This property is overpriced relative to its market value. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the current valuation; potential buyers may struggle to achieve a profitable resale due to high upfront costs. Buy-to-let angle. With an estimated rental income of €1,040/month, the gross yield stands at 3.9%. This may attract long-term tenants, but the initial investment needs careful consideration due to the property’s valuation.
Fair value modelled at €170,873 from the area baseline, adjusted for condition and location. Asking €320,000 sits €149,127 (46.6%) above — overpriced versus fair value.
Asking €320,000 versus the rua Varandas, 15A area baseline of €250,560 (€4,176/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 58/100 (Housing Market 60 · Amenities 50 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Varandas, 15A
Area baseline €250,560 + condition +€469 + location +€5,284 = modelled fair value of €170,873 (€2,848/m²), a €149,127 (46.6%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Varandas, 15A | Subject | €320,000 | €5,333 | — | 72 | 58 |
| rua Conselheiro Ramada Curto S / N | Active | €337,000 | €4,493 | 15.7% | 73 | 64 |
| avenida dos Náufragos S / N | Active | €334,900 | €3,763 | 29.4% | 74 | 57 |
| Sesimbra (Santiago) · 1e62f9 | Active | €375,000 | €5,208 | 2.3% | 72 | 58 |
| Sesimbra (Castelo) · cfe222 | Active | €235,000 | €4,434 | 16.9% | 75 | 55 |
| Median comp | €335,950 | €4,464 | 16.3% | 74 | 58 |
Long-term rental This property is overpriced, as its fair value is significantly lower than the listing price, indicating a 46.6% gap. With a gross yield of only 3.9%, it may not attract quality tenants due to the industrial surroundings impacting tenant profiles and local crime rates. Buy-and-hold The current listing price of €320,000 is excessive compared to the fair value of €170,873, reflecting a substantial overpricing. As the area struggles with a lower neighborhood rating of 58/100 and economic influences from nearby industrial activity, long-term capital appreciation is questionable. Value-add renovation Considering the property’s condition rating of 76/100, the €320,000 asking price is not justified by the potential for value-add renovations, as it significantly exceeds fair value. Investments in renovations may not yield sufficient returns, especially given the local amenities and overall neighborhood quality. Not ideal for The property is not well-suited for the luxury market due to its overpriced status and low neighborhood appeal. Additionally, it lacks the characteristics needed to attract student housing or short-term vacation rentals, further limiting its market potential.
Economic Vulnerability With an economic stability score of 55/100, the property may face volatility due to potential downturns in the local economy. Tenant Uncertainty A tenant stability score of 60/100 indicates a moderate risk of turnover or vacancy, potentially affecting rental income predictability.
