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.
2-bedroom, 1-bathroom apartment of 70 m². Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes an exterior annex with a 60m² garage, office, and open-space kitchen, offering versatile additional living or workspace options in a central location.
The valuation. The asking price of €300,000 is significantly above the fair value of €193,793, indicating an overvaluation of €106,207 or approximately 35.4%. This suggests that buyers should approach with caution. Buy-to-flip angle. Implementing a buy-and-flip strategy may prove challenging given the high acquisition cost. In this market, potential resale profits could be limited due to the current overpricing. Buy-to-let angle. With a gross yield of 3.4% based on an estimated rental income of €850 per month, the long-term rental strategy may provide modest returns but doesn't compensate for the initial investment's high cost.
Fair value modelled at €193,793 from the area baseline, adjusted for condition and location. Asking €300,000 sits €106,207 (35.4%) above — overpriced versus fair value.
Asking €300,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €185,220 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 63). Strong amenities and housing-market momentum support a premium to baseline.
Azeitão (São Lourenço e São Simão), Setúbal, Setúbal
Area baseline €185,220 + condition -€3,281 + location +€11,854 = modelled fair value of €193,793 (€2,768/m²), a €106,207 (35.4%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 89349f | Subject | €300,000 | €4,286 | — | 70 | 66 |
| Azeitão (São Lourenço e São Simão) · 001773 | Active | €200,000 | €6,061 | 41.4% | 70 | 70 |
| travessa do César, 44C | Active | €290,000 | €4,328 | 1.0% | 65 | 46 |
| rua Sebastião José da Costa, 10 | Active | €305,000 | €3,427 | 20.0% | 80 | 63 |
| Azeitão (São Lourenço e São Simão) · 001bea | Active | €330,000 | €2,063 | 51.9% | 80 | 70 |
| Median comp | €297,500 | €3,878 | 9.5% | 75 | 67 |
Long-term rental The 2-bed apartment in Azeitão is currently overpriced at €300,000, translating to a significant disparity of 35.4% from its fair value of €193,793. This results in a gross yield of only 3.4%, which is below optimal levels for sustainable long-term rental investments. Family rental With a current listing price that exceeds the fair value considerably, this property is not aligned with the financial expectations for a family rental market. Additionally, the neighborhood score of 66/100 suggests that while it offers some family-friendly amenities, the overall pricing undermines its attractiveness for long-term family tenants. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise given its significant overvaluation compared to fair market value. As housing demand is prevalent in the area due to proximity to Greater Lisbon, the high entry price may result in lower returns and reduced capital growth potential over time.
Economic Vulnerability The economic stability score of 65/100 indicates potential vulnerability to market fluctuations that could affect property value and rental income stability.Tenant Turnover Risk With a tenant stability score of 63/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and higher costs associated with finding new tenants.
