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.
2-bedroom, 1-bathroom apartment of 120 m², energy rating D. Located on rua Eduardo da Cunha Serrão, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. This apartment boasts two balconies offering unobstructed sea views and is located in a private condominium that features a landscaped swimming pool for exclusive resident use.
The valuation. The asking price of €460,000 is significantly above its fair value of €343,058, representing an overvaluation of €116,942 or 25.4%. This price discrepancy suggests caution for potential buyers. Buy-to-flip angle. A buy-and-flip strategy may be challenging given the current asking price, as resale would need to exceed €460,000 to realize profit, risking a longer holding period. Buy-to-let angle. With a gross yield of 2.6% and estimated rental income of €997 per month, the investment offers limited cash flow. The mixed neighborhood may restrict tenant demand and rental price growth.
Fair value modelled at €343,058 from the area baseline, adjusted for condition and location. Asking €460,000 sits €116,942 (25.4%) above — overpriced versus fair value.
Asking €460,000 versus the rua Eduardo da Cunha Serrão area baseline of €525,600 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 58/100 (Housing Market 65 · Amenities 50 · Economic 70 · Tenant Quality 45). Strong amenities and housing-market momentum support a premium to baseline.
rua Eduardo da Cunha Serrão
Area baseline €525,600 + condition +€2,250 + location +€10,568 = modelled fair value of €343,058 (€2,859/m²), a €116,942 (25.4%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eduardo da Cunha Serrão | Subject | €460,000 | €3,833 | — | 72 | 58 |
| Sesimbra (Santiago) · 1e62f9 | Active | €375,000 | €5,208 | 35.9% | 72 | 58 |
| Sesimbra (Castelo) · 65a413 | Active | €235,000 | €3,790 | 1.1% | 85 | 65 |
| Sesimbra (Castelo) · bf2903 | Active | €279,000 | €3,822 | 0.3% | 72 | 61 |
| Sesimbra (Castelo) · 956a06 | Active | €310,000 | €3,131 | 18.3% | 74 | 65 |
| Median comp | €294,500 | €3,806 | 0.7% | 73 | 63 |
Long-term rental The current asking price of €460,000 implies a gross yield of just 2.6%, which does not justify the investment given the fair value of €343,058. Additionally, the suburban location with its blend of industrial and residential properties further dilutes the tenant profile, indicating limited long-term rental demand. Buy-and-hold Although this property offers potential for appreciation in the long run, the considerable gap of 25.4% from its fair value suggests that current pricing does not reflect an optimal entry point for a buy-and-hold strategy. With a neighborhood rating of 58/100 and a condition score of 76/100, there are concerns about both market liquidity and future value growth. Not ideal for luxury market The property's pricing does not align with the expectations of the luxury market, where clients seek high-quality finishes and premium locations. Being overpriced at €460,000, the apartment fails to deliver the value luxury buyers typically demand. Not ideal for short-term vacation rental With a yield of just 2.6% and an overpriced valuation, this apartment is unlikely to attract the higher rates typically needed for successful short-term vacation rentals. The suburban context and mixed residential-industrial environment further limit its appeal to transient guests, making it a poor fit for this strategy.
Tenant instability risk The low tenant stability score of 45/100 indicates a high likelihood of turnover, which could lead to increased vacancy rates and lost rental income.
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