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, 2-bathroom house of 166 m². Located on parque Natural da Arrábida, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy features: The property includes a well-integrated outdoor pool area complemented by modern landscaping, creating an ideal entertaining space for gatherings and leisure activities.
The valuation. The asking price of €550,000 is significantly above the fair value of €470,293, indicating an overprice of €79,707 (14.5%). This presents a challenge for investors seeking a better deal.
Fair value modelled at €470,293 from the area baseline, adjusted for condition and location. Asking €550,000 sits €79,707 (14.5%) above — overpriced versus fair value.
Asking €550,000 versus the parque Natural da Arrábida area baseline of €439,236 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 70 · Amenities 55 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
parque Natural da Arrábida
Area baseline €439,236 + condition +€13,488 + location +€17,569 = modelled fair value of €470,293 (€2,833/m²), a €79,707 (14.5%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €550,000 | €3,313 | — | 76 | 60 |
| parque Natural da Arrábida | Active | €430,000 | €2,867 | 13.5% | 80 | 61 |
| parque Natural da Arrábida | Active | €3,000,000 | €9,585 | 189.3% | 74 | 64 |
| rua São Marcos | Active | €460,000 | €2,599 | 21.6% | 75 | 72 |
| rua do Fisco, 1 | Active | €3,000,000 | €9,585 | 189.3% | 72 | 68 |
| Median comp | €1,730,000 | €6,226 | 87.9% | 75 | 66 |
Long-term rental This property, with a gross yield of 3.8%, is not competitive compared to market standards, indicating it is overpriced. The existing condition score of 80/100 and a neighbourhood rating of 60/100 further diminishes its rental appeal, making it a less attractive option for long-term tenants. Buy-and-hold With a significant gap of 14.5% above fair value, this investment does not present adequate potential for appreciation over time, marking it as overpriced. The suburban characteristics and proximity to Lisbon do not compensate for the overvaluation, leading to concerns about long-term value retention. Family rental As a family rental, this property fails to hold value considering its €550,000 listing price, which is significantly above the fair value estimate. The limitations of its neighbourhood rating and rental yield suggest that it won't meet the expectations of families looking for value and amenities, rendering it overpriced.
Economic Volatility Risk The property's economic stability score of 60/100 indicates potential fluctuations in market conditions, which might adversely affect rental income and overall investment returns. Tenant Instability Risk With a tenant stability score of 55/100, there is an increased risk of tenant turnover and potential vacancy, impacting cash flow and profitability.
