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, 3-bathroom country_house of 313 m², energy rating C. Located on parque Natural da Arrábida, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The estate boasts strong sustainability through its two artesian wells and natural spring, ensuring self-sufficiency in water supply while preserving the natural landscape. Location Benefits: Positioned in a prestigious wine region, it offers immediate access to renowned vineyards, enhancing its exclusivity and charm.
The valuation. The asking price of €3,000,000 is significantly above its fair value of €886,804, representing an overpricing of €2,113,196 (70.4%). This property is notably overpriced.
Fair value modelled at €886,804 from the area baseline, adjusted for condition and location. Asking €3,000,000 sits €2,113,196 (70.4%) above — overpriced versus fair value.
Asking €3,000,000 versus the parque Natural da Arrábida area baseline of €810,983 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 65 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
parque Natural da Arrábida
Area baseline €810,983 + condition +€12,227 + location +€46,379 = modelled fair value of €886,804 (€2,833/m²), a €2,113,196 (70.4%) gap versus the €3,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €3,000,000 | €9,585 | — | 74 | 64 |
| Azeitão (São Lourenço e São Simão) · 6d559e | Active | €725,000 | €3,341 | 65.1% | 72 | 58 |
| Azeitão (São Lourenço e São Simão) · 6d55b9 | Active | €520,000 | €3,741 | 61.0% | 75 | 65 |
| parque Natural da Arrábida | Active | €430,000 | €2,867 | 70.1% | 80 | 61 |
| travessa do Falcão | Active | €798,000 | €3,034 | 68.3% | 76 | 59 |
| Median comp | €622,500 | €3,188 | 66.7% | 76 | 60 |
Long-term rental The property’s gross yield of 1.1% indicates a lack of financial attractiveness for long-term rental investments, especially considering its 70.4% gap from fair value. Furthermore, the neighbourhood's score of 64/100 suggests uncertain tenant quality, compounding the investment's risks. Family rental With a fair value of €886,804, the current asking price presents an excessive risk for family rental purposes, especially given the property’s comparatively low yield of 1.1%. The moderate condition rating of 78/100 raises concerns about ongoing maintenance costs, further diminishing its rental appeal. Buy-and-hold The significant overpricing of €3,000,000 compared to its fair value of €886,804 makes buy-and-hold an unattractive strategy, as the 70.4% gap will hinder potential appreciation and returns. Coupled with a lower-than-ideal yield of 1.1%, this property may not justify the investment for future resale in the current market condition.
Economic Tenant Risk A moderately stable economic score of 70 coupled with a lower tenant stability score of 60 indicates a potential for tenant turnover which could lead to increased vacancy rates affecting cash flow.
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