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.
4-bedroom, 4-bathroom country_house of 313 m², energy rating C. Located on rua do Fisco, 1, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. This exclusive estate features two artesian wells and its own spring, ensuring sustainable water supply while surrounded by panoramic views in a strictly protected natural setting.
The valuation. The asking price of €3,000,000 is significantly above its fair value of €895,164, reflecting an extensive markup of €2,104,836 (70.2%). Verdict: overpriced. Buy-to-flip angle. Given the current overvaluation, a buy-to-flip strategy may present challenges in achieving profitability unless market conditions improve significantly. Buy-to-let angle. With a gross yield of only 1.1% and estimated rental income at €2,750 per month, the long-term rental strategy appears unsustainable relative to initial investment costs.
Fair value modelled at €895,164 from the area baseline, adjusted for condition and location. Asking €3,000,000 sits €2,104,836 (70.2%) above — overpriced versus fair value.
Asking €3,000,000 versus the rua do Fisco, 1 area baseline of €810,983 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Fisco, 1
Area baseline €810,983 + condition +€7,336 + location +€59,630 = modelled fair value of €895,164 (€2,860/m²), a €2,104,836 (70.2%) gap versus the €3,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Fisco, 1 | Subject | €3,000,000 | €9,585 | — | 72 | 68 |
| rua do Zambujeiro | Active | €1,690,000 | €5,690 | 40.6% | 82 | 66 |
| Azeitão (São Lourenço e São Simão) · 6d559e | Active | €725,000 | €3,341 | 65.1% | 72 | 58 |
| travessa do Falcão | Active | €798,000 | €3,034 | 68.3% | 76 | 59 |
| Azeitão (São Lourenço e São Simão) · 6d55b9 | Active | €520,000 | €3,741 | 61.0% | 75 | 65 |
| Median comp | €761,500 | €3,541 | 63.1% | 76 | 62 |
Long-term rental The current listing price of €3,000,000 positions this property at a gross yield of only 1.1%, making it a less attractive long-term rental investment. Given the fair value of €895,164, the property is overpriced, which limits its potential for stable cash flow. Family rental While Azeitão offers a family-friendly environment, the high listing price of €3,000,000 translates to a significant overvaluation of 70.2% compared to the fair market value. With the gross yield at just 1.1%, it becomes clear that this property is overpriced for families seeking affordable rental options. Buy-and-hold Investing in a buy-and-hold strategy for this property would be challenging, as its current listing price reflects a gap of 70.2% from its fair value of €895,164. The 1.1% gross yield further emphasizes that this property is overpriced, potentially hampering long-term capital appreciation prospects.
Economic Vulnerability With an economic stability score of 65/100, there is a risk that local economic fluctuations could negatively impact rental income and property value.
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