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, 2-bathroom apartment of 135 m² on the 2nd floor, built in 2006. Located on rua Piteira Santos, Quinta do Conde parish, Sesimbra municipality, Setúbal district. This apartment features expansive windows that provide abundant natural light, enhancing the modern design while offering scenic views of the surrounding area.
The valuation. The asking price of €320,000 sits €98,787 (30.9%) above the fair value of €221,213. This property is considered overpriced based on current market analysis.
Fair value modelled at €221,213 from the area baseline, adjusted for condition and location. Asking €320,000 sits €98,787 (30.9%) above — overpriced versus fair value.
Asking €320,000 versus the rua Piteira Santos area baseline of €412,020 (€3,052/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 78 · Materials 76 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 60 · Amenities 50 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Piteira Santos
Area baseline €412,020 + condition +€1,687 + location +€5,145 = modelled fair value of €221,213 (€1,639/m²), a €98,787 (30.9%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Piteira Santos | Subject | €320,000 | €2,370 | — | 78 | 56 |
| praceta Abel Salazar | Active | €374,000 | €2,510 | 5.9% | 70 | 66 |
| rua Soeiro Pereira Gomes | Active | €345,000 | €2,300 | 3.0% | 72 | 74 |
| Quinta do Conde · f361b7 | Active | €345,000 | €2,300 | 3.0% | 69 | 64 |
| Quinta do Conde · f35d77 | Active | €275,000 | €2,523 | 6.4% | 70 | 69 |
| Median comp | €345,000 | €2,405 | 1.5% | 70 | 68 |
Long-term rental The 3-bed apartment in Quinta do Conde is overpriced at €320,000, with a fair value of only €221,213, reflecting a 30.9% gap. With a gross yield of just 3.5%, the potential for long-term rental income may not justify the current asking price. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overpriced status and fair value gap of 30.9%. Given the moderate condition rating of 76/100 and a neighbourhood score of 56/100, the investment’s long-term appreciation potential appears limited. Not ideal for luxury market With the asking price exceeding fair value, this property is ill-suited for the luxury market, despite the 135m² size. The property’s features and location do not align with the expectations of luxury buyers. Not ideal for short-term vacation rental The high asking price combined with a low neighbourhood rating makes the apartment a poor fit for short-term vacation rental opportunities. Investors may find it challenging to attract guests given the area's limited amenities and industrial context.
Economic and Tenant Instability With an economic stability score of 60 and a tenant stability score of 55, this property faces potential financial risks due to decreased demand or unstable rental income streams, indicating a challenging environment for sustained occupancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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