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.
4-bedroom, 4-bathroom house of 335 m², built in 2020, energy rating B. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Unique Feature: The property includes a converted attic providing additional living space and a charming wine cellar, enhancing both functionality and leisure in a historic setting.
The valuation. The asking price of €1,150,000 is significantly above its fair value of €922,627, suggesting the property is overpriced by €227,373 or 19.8%. Such a gap indicates that the investment may not be optimal at this price point.
Fair value modelled at €922,627 from the area baseline, adjusted for condition and location. Asking €1,150,000 sits €227,373 (19.8%) above — overpriced versus fair value.
Asking €1,150,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €867,985 (€2,591/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 58/100 (Housing Market 55 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Azeitão (São Lourenço e São Simão), Setúbal, Setúbal
Area baseline €867,985 + condition +€7,852 + location +€28,365 = modelled fair value of €922,627 (€2,754/m²), a €227,373 (19.8%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 49b7e3 | Subject | €1,150,000 | €3,433 | — | 72 | 58 |
| rua da Escola de Brejos Clérigo, 108 | Active | €749,000 | €3,500 | 2.0% | 78 | 58 |
| rua do Choilo | Active | €520,000 | €3,741 | 9.0% | 73 | 65 |
| rua Fernão de Magalhães, 72 | Active | €459,900 | €2,911 | 15.2% | 74 | 67 |
| rua Casal de Bolinhos S / N | Active | €960,000 | €2,840 | 17.3% | 80 | 59 |
| Median comp | €634,500 | €3,206 | 6.6% | 76 | 62 |
Long-term rental The property’s fair value of €922,627 indicates a significant gap of 19.8% from the asking price of €1,150,000, suggesting that it is overpriced. With a gross yield of only 2%, this investment lacks the potential for strong rental returns in the current market. Buy-and-hold Given the property’s current valuation and a neighbourhood score of 58/100, the long-term appreciation potential appears limited, particularly as the property is overpriced. Investors should be cautious, as holding a property with such a low yield may not yield favorable outcomes in the future.
Tenant turnover risk The combined economic and tenant stability scores of 60/100 suggest a potential for higher tenant turnover, which could impact rental income consistency and lead to additional costs in finding new tenants.
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