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, 3-bathroom house of 210 m², energy rating D. Located on avenida dos Ciprestes, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a large yard of approximately 370 m², ideal for outdoor leisure activities, along with a garage and additional outbuildings for versatile use.
The valuation. The asking price of €499,000 exceeds the fair value of €469,078 by €29,922 (6.0%). This makes the property overpriced in its current market context.
Fair value modelled at €469,078 from the area baseline, adjusted for condition and location. Asking €499,000 sits €29,922 (6.0%) above — overpriced versus fair value.
Asking €499,000 versus the avenida dos Ciprestes area baseline of €555,660 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 50 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 35 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
avenida dos Ciprestes
Area baseline €555,660 + condition -€75,469 + location -€11,113 = modelled fair value of €469,078 (€2,234/m²), a €29,922 (6.0%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Ciprestes | Subject | €499,000 | €2,376 | — | 50 | 45 |
| rua do Rosmaninho, 2 | Active | €575,000 | €2,255 | 5.1% | — | 49 |
| Setúbal (São Sebastião) · 6d531d | Active | €575,000 | €2,396 | 0.8% | 68 | 50 |
| estrada da Baixa de Palmela | Active | €830,000 | €1,660 | 30.1% | 72 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 90d881 | Active | €595,000 | €2,479 | 4.3% | 68 | 51 |
| Median comp | €585,000 | €2,326 | 2.1% | 68 | 51 |
Long-term rental The property, with a listing price of €499,000, is overpriced relative to its fair value of €469,078, creating a gap of 6.0%. With a gross yield of 0% and a low neighborhood score of 45/100, this investment offers little appeal for long-term rental. Buy-and-hold Investing in this 7-bed house is disadvantageous, as its fair value falls 6.0% below the current listing price of €499,000. Given its condition score of 52/100 and limited economic diversity in the area, it is likely to struggle in maintaining property value over time.
Economic Decline Risk With an economic stability score of 40/100, there's a significant risk that local economic downturns could lead to decreased rental income or property value.
