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, 2-bathroom country_house of 270 m², built in 1950. Located on parque Natural da Arrabida, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property boasts impressive centuries-old vegetation including majestic cypress trees and ancient stone walls, alongside a dilapidated mill that enhances its rustic charm and unique identity.
The valuation. The asking price of €1,850,000 is significantly above the fair value of €528,524, rendering the property overpriced by €1,321,476 (71.4%). This discrepancy underscores the lack of alignment between market expectations and realistic property value.
Fair value modelled at €528,524 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €1,321,476 (71.4%) above — overpriced versus fair value.
Asking €1,850,000 versus the parque Natural da Arrabida area baseline of €714,420 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 (Condition 30 · Materials 40 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 44/100 (Housing Market 50 · Amenities 45 · Economic 40 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
parque Natural da Arrabida
Area baseline €714,420 + condition -€168,750 + location -€17,146 = modelled fair value of €528,524 (€1,957/m²), a €1,321,476 (71.4%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrabida | Subject | €1,850,000 | €6,852 | — | 30 | 44 |
| rua Joao de Deus, 18 | Active | €985,000 | €2,151 | 68.6% | 42 | 48 |
| avenida dos Ciprestes | Active | €499,000 | €2,376 | 65.3% | 50 | 45 |
| estrada do Vale dos Barris | Active | €2,200,000 | €15,714 | 129.3% | 62 | 42 |
| Palmela · 1e6056 | Active | €599,000 | €1,692 | 75.3% | — | 56 |
| Median comp | €792,000 | €2,264 | 67.0% | 50 | 47 |
Buy-and-hold This property is overpriced at €1,850,000, significantly exceeding its fair value of €528,524, resulting in a gap of 71.4%. With a low condition rating of 35/100 and a neighbourhood score of 44/100, it does not present a favorable long-term investment opportunity. Long-term rental The listing price indicates that this property is overpriced, lacking an adequate yield given its condition and local amenities. At 0% gross yield and facing limitations in economic activity, it may struggle to attract reliable long-term tenants in this rural area.
Weak market fundamentals The low economic stability score of 40/100 combined with a tenant stability score of 40/100 indicates a high risk of tenant turnover and potential income fluctuations, making the property a less attractive investment.
