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.
5-bedroom, 5-bathroom house of 362 m², energy rating C. Located on rua Padre João Honório Ferreira, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. This property features a fully renovated independent studio, perfect for guest accommodation or generating rental income, alongside breathtaking sea views with no obstructions on the horizon.
The valuation. The asking price of €1,249,000 exceeds the fair value of €1,083,122 by €165,878, or 13.3%. This assessment indicates the property is overpriced.
Fair value modelled at €1,083,122 from the area baseline, adjusted for condition and location. Asking €1,249,000 sits €165,878 (13.3%) above — overpriced versus fair value.
Asking €1,249,000 versus the rua Padre João Honório Ferreira area baseline of €1,585,560 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 65 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre João Honório Ferreira
Area baseline €1,585,560 + condition +€31,109 + location +€55,789 = modelled fair value of €1,083,122 (€2,992/m²), a €165,878 (13.3%) gap versus the €1,249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre João Honório Ferreira | Subject | €1,249,000 | €3,450 | — | 76 | 64 |
| Sesimbra (Santiago) · 82c743 | Active | €795,000 | €3,180 | 7.8% | 80 | 60 |
| avenida da Escola, 16 | Active | €730,000 | €2,535 | 26.5% | 76 | 58 |
| Sesimbra (Castelo) · ba3fe3 | Active | €950,000 | €1,911 | 44.6% | 70 | 65 |
| Sesimbra (Castelo) · 1e6432 | Active | €800,000 | €2,606 | 24.5% | 54 | 57 |
| Median comp | €797,500 | €2,571 | 25.5% | 73 | 59 |
Long-term rental The property is overpriced with a listing price of €1,249,000, exceeding the fair value of €1,083,122 by 13.3%. With a gross yield of just 2.1%, the expected returns do not justify the high investment required for long-term rental. Buy-and-hold Despite a moderately favorable condition rating of 81/100, the property’s premium price of €1,249,000 compared to the fair value creates a significant barrier to successful appreciation over time. The 13.3% gap from fair value indicates a limited upside potential for a buy-and-hold strategy in the current market. Family rental While the property is located in a suburban area with commuter access to Lisbon, its overpriced status at €1,249,000 against a fair value of €1,083,122 undermines its desirability for family rental purposes. The lower tenant quality rating of 64/100 further complicates the potential attractiveness of this investment in terms of long-term growth and rental stability.
Economic and Tenant Instability Risk The property faces potential income volatility due to both the economic stability and tenant stability scores of 65/100, indicating a moderate risk of fluctuating rental income and potential tenant turnover.
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