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.
7-bedroom, 4-bathroom house of 582 m², energy rating C. Located on parque Natural da Arrábida, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This villa's design includes a stunning traditional wine cellar and an outdoor barbecue area, perfect for entertaining with breathtaking views of the Atlantic and Lisbon skyline.
The valuation. The asking price of €1,750,000 is €157,815 (9.0%) above the fair value of €1,592,185, indicating that the property is overpriced. Investors should approach with caution given the discrepancy between these values.
Fair value modelled at €1,592,185 from the area baseline, adjusted for condition and location. Asking €1,750,000 sits €157,815 (9.0%) above — overpriced versus fair value.
Asking €1,750,000 versus the parque Natural da Arrábida area baseline of €1,539,972 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 40 · Amenities 60 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
parque Natural da Arrábida
Area baseline €1,539,972 + condition +€9,094 + location +€43,119 = modelled fair value of €1,592,185 (€2,736/m²), a €157,815 (9.0%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €1,750,000 | €3,007 | — | 75 | 57 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 0% | 70 | 55 |
| Azeitão (São Lourenço e São Simão) · 90da8c | Active | €1,500,000 | €3,000 | 0.2% | 78 | 68 |
| Azeitão (São Lourenço e São Simão) · 6d559e | Active | €725,000 | €3,341 | 11.1% | 72 | 58 |
| rua do Rio | Active | €1,390,000 | €3,971 | 32.1% | 72 | 49 |
| Median comp | €1,445,000 | €3,174 | 5.6% | 72 | 57 |
Long-term rental This property, with a gross yield of 2.9%, does not meet optimal investment criteria, especially when considering the 9.0% gap from its fair value of €1,592,185. Additionally, the neighborhood's average rating of 57/100 indicates limited demand, making it a less attractive option for long-term rental purposes. Value-add renovation The potential for value add through renovations is constrained by the current valuation being 9.0% above fair market value, suggesting that any improvements may not yield adequate returns. Furthermore, the overall condition score of 76/100 does not justify significant capital expenditures in a neighborhood with subpar amenities. Family rental While the property features ample space with seven bedrooms, the valuation at €1,750,000 is not conducive to capturing a favorable family rental market, particularly when compared to its fair value. The suburban setting, with a reliance on car transport for amenities, further limits attractiveness to families seeking convenience. Not ideal for: Luxury market, Short-term vacation rental, Student housing.
Economic vulnerability The economic stability score of 55/100 indicates a potential risk of economic downturns affecting the property’s value and tenant turnover rates.
