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.
3-bedroom, 2-bathroom apartment of 150 m², energy rating E. Located on rua Soeiro Pereira Gomes, Quinta do Conde parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This apartment features a spacious terrace and a sunroom, enhancing outdoor living and leisure opportunities year-round, while maintaining excellent natural light throughout the living areas.
The valuation. The asking price of €345,000 is significantly above the fair value of €261,770, marking an excess of €83,230 or 24.1%. This indicates that the property is overpriced.
Fair value modelled at €261,770 from the area baseline, adjusted for condition and location. Asking €345,000 sits €83,230 (24.1%) above — overpriced versus fair value.
Asking €345,000 versus the rua Soeiro Pereira Gomes area baseline of €445,800 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 76 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 71). Strong amenities and housing-market momentum support a premium to baseline.
rua Soeiro Pereira Gomes
Area baseline €445,800 + condition +€703 + location +€22,867 = modelled fair value of €261,770 (€1,745/m²), a €83,230 (24.1%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Soeiro Pereira Gomes | Subject | €345,000 | €2,300 | — | 72 | 74 |
| praceta Abel Salazar | Active | €374,000 | €2,510 | 9.1% | 70 | 66 |
| rua Piteira Santos | Active | €320,000 | €2,370 | 3.1% | 78 | 56 |
| avenida Humberto Delgado S / N | Active | €314,000 | €2,804 | 21.9% | 72 | 61 |
| avenida Humberto Delgado | Active | €322,000 | €2,927 | 27.3% | — | 62 |
| Median comp | €321,000 | €2,657 | 15.5% | 72 | 62 |
Family rental This property, with a fair value of €261,770, is considered overpriced at €345,000, creating a 24.1% gap that may hinder rental demand from families seeking affordable options. The decent condition rating of 75 and neighborhood quality score of 74 may not be enough to justify such a high asking price in this suburban market. Long-term rental The gross yield of 3.9% on this property does not compensate for its pricing, as it significantly exceeds the fair value by 24.1%, indicating that investors may face challenges achieving desired long-term returns. The suburban safety profile and educational infrastructure in Quinta do Conde are appealing, but the overpricing limits investment viability. Buy-and-hold Holding this asset is questionable due to its overpriced status, with a fair value estimated at €261,770 versus the listing price of €345,000, resulting in a substantial valuation gap. While the property is located in a generally safe suburban area with solid amenities, the overvaluation suggests limited potential for appreciation over time. Not ideal for luxury market The luxury segment typically demands higher quality finishes and amenities, and this property's condition and valuation do not meet those standards, making it unsuitable for high-end buyers. The prevailing pricing further deters potential luxury investments, as it is not aligned with the expectations of affluent clientele. Not ideal for student housing Given its spacious layout and suburban setting, the property may seem appealing for student rentals; however, the higher-than-fair price undermines its attractiveness to budget-conscious students. Additionally, the lack of proximity to a vibrant university environment limits its potential as a viable student housing option.
Economic-Tenant Stability Risk With an Economic stability score of 70/100 and a Tenant stability score of 71/100, there is a moderate risk that fluctuations in the local economy could lead to increased tenant turnover or vacancy rates, potentially impacting rental income and property value.
