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.
6-bedroom, 5-bathroom country_house of 250 m², energy rating B. Located on rua Nossa Senhora da Piedade S / N, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. This property features an expansive 5,500 m² urban plot with potential for additional construction and boasts panoramic views of Lisbon, Meco, and Serra da Arrábida.
The valuation. The asking price of €1,980,000 sits significantly above the fair value of €692,773, resulting in an overpriced status of €1,287,227 (65.0%). This indicates that the property is not a financially sound investment opportunity.
Fair value modelled at €692,773 from the area baseline, adjusted for condition and location. Asking €1,980,000 sits €1,287,227 (65.0%) above — overpriced versus fair value.
Asking €1,980,000 versus the rua Nossa Senhora da Piedade S / N area baseline of €686,500 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 80 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Nossa Senhora da Piedade S / N
Area baseline €686,500 + condition -€3,125 + location +€34,398 = modelled fair value of €692,773 (€2,771/m²), a €1,287,227 (65.0%) gap versus the €1,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora da Piedade S / N | Subject | €1,980,000 | €7,920 | — | 70 | 63 |
| Azeitão (São Lourenço e São Simão) · f36457 | Active | €3,000,000 | €6,383 | 19.4% | 73 | 71 |
| rua do Fisco, 1 | Active | €3,000,000 | €9,585 | 21.0% | 72 | 68 |
| Azeitão (São Lourenço e São Simão) · 49b7e3 | Active | €1,150,000 | €3,433 | 56.7% | 72 | 58 |
| parque Natural da Arrábida | Active | €3,000,000 | €9,585 | 21.0% | 74 | 64 |
| Median comp | €3,000,000 | €7,984 | 0.8% | 73 | 66 |
Long-term rental This property demonstrates a significant gap between its listing price and fair value, indicating it is overpriced at €1,980,000 compared to a fair valuation of €692,773. Additionally, with a low gross yield of 1.8%, it fails to meet the income return expectations typical in long-term rental investments. Family rental Given its high listing price and fair value discrepancy, the property is overpriced at €1,980,000, far exceeding the fair value of €692,773. The 1.8% gross yield further suggests it may not provide the necessary financial incentive for families seeking rental homes in suburban Greater Lisbon. Buy-and-hold The buy-and-hold strategy is less favorable for this property, which is overpriced at €1,980,000 with a fair value of only €692,773. With a limited gross yield of 1.8%, the long-term appreciation potential does not justify the current asking price in the context of the local market conditions.
Economic Vulnerability The economic stability score of 65/100 indicates a moderate risk of economic downturns affecting tenant demand and rental income, while the tenant stability score of 55/100 suggests a high likelihood of tenant turnover, potentially leading to increased vacancy rates.
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