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 92 m², energy rating C. Located on rua das Aveleiras, Quinta do Conde parish, Sesimbra municipality, Setúbal district. Noteworthy features: This apartment offers a spacious living room with a fireplace and unobstructed views of the Serra da Arrábida, enhancing its cozy atmosphere and aesthetic appeal.
The valuation. The asking price of €285,000 is significantly above the fair value of €156,527, resulting in an overpricing of €128,473 (45.1%). This property is not a sound investment choice based on current market fundamentals.
Fair value modelled at €156,527 from the area baseline, adjusted for condition and location. Asking €285,000 sits €128,473 (45.1%) above — overpriced versus fair value.
Asking €285,000 versus the rua das Aveleiras area baseline of €146,096 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua das Aveleiras
Area baseline €146,096 + condition -€3,594 + location +€14,025 = modelled fair value of €156,527 (€1,701/m²), a €128,473 (45.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Aveleiras | Subject | €285,000 | €3,098 | — | 70 | 74 |
| rua Manuel de Arriaga S / N | Active | €237,000 | €3,338 | 7.8% | 73 | 69 |
| rua Afonso Costa | Active | €237,500 | €2,639 | 14.8% | 67 | 64 |
| Quinta do Conde · 82c68f | Active | €264,900 | €3,353 | 8.2% | 75 | 61 |
| Quinta do Conde · f366f0 | Active | €303,000 | €3,483 | 12.4% | 75 | 63 |
| Median comp | €251,200 | €3,346 | 8.0% | 74 | 64 |
Long-term rental Given the property’s listing price of €285,000, which is significantly above its fair value of €156,527, the long-term rental strategy is likely to generate a yield of only 3.3%, indicating it's not the optimal investment choice. Additionally, while the neighborhood maintains a decent tenant quality rating of 74/100, the higher-than-fair price creates a barrier to attracting stable, long-term tenants. Buy-and-hold This property, priced at €285,000, is overpriced by 45.1% relative to its fair value, suggesting that holding onto it for future appreciation may not yield favorable returns. The current economic landscape, influenced by industrial activities in Setúbal, does not support the anticipated property value growth necessary for a successful buy-and-hold strategy. Family rental While the property is located in a reasonable neighborhood with a score of 74/100, the overpriced status at €285,000 against a fair value of €156,527 indicates that it may not be appealing to families seeking affordable housing. The rental yield of 3.3% further suggests that families may be deterred by the high rental costs associated with the current asking price.
Tenant turnover risk The economic and tenant stability scores of 75/100 suggest that while there is some stability, fluctuations in tenant retention could still lead to periods of vacancy and financial uncertainty.
