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.
3-bedroom, 3-bathroom apartment of 163 m². Located on rua Varandas, 9, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This apartment includes modern amenities like air conditioning and electric shutters, while the expansive balcony features dedicated leisure and dining spaces with a barbecue for outdoor entertainment.
The valuation. The asking price of €790,000 significantly exceeds the fair value of €497,417, presenting a difference of €292,583 (37.0%). This property is overpriced and does not align with market expectations.
Fair value modelled at €497,417 from the area baseline, adjusted for condition and location. Asking €790,000 sits €292,583 (37.0%) above — overpriced versus fair value.
Asking €790,000 versus the rua Varandas, 9 area baseline of €448,576 (€2,752/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Varandas, 9
Area baseline €448,576 + condition +€18,338 + location +€30,503 = modelled fair value of €497,417 (€3,052/m²), a €292,583 (37.0%) gap versus the €790,000 asking price.
Long-term rental Given the property's gross yield of 2.5%, it may not generate substantial returns in a long-term rental scenario, especially with its listing price being 37.0% above fair value. The moderate neighborhood score of 67/100 also suggests limitations in attracting high-quality, long-term tenants. Buy-and-hold Investing in this property for a buy-and-hold strategy would likely prove challenging, as its current price is considerably above the fair market value of €497,417. The weak yield and housing market dynamics indicate that capital appreciation may not justify the upfront cost. Family rental While the apartment has potential for family rentals due to its size, the overpriced listing at €790,000 does not align with the expected rental income based on current market conditions. With a condition rating of 82/100, future investments in upgrades would also be required to maximize appeal to family renters, further compounding costs.
Tenant turnover risk High tenant turnover is a possibility given the tenant stability score of 70/100, indicating that a significant portion of tenants may seek to relocate, which can lead to increased vacancy rates and costs associated with finding new tenants.
