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.
3-bedroom, 2-bathroom house of 166 m², built in 2008, energy rating D. Located Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Notable Features: This corner townhouse boasts exceptional sun exposure from two facades and a private heated pool with a wave system, perfect for year-round enjoyment. Location Benefits: Just 300 meters from California Beach, making it ideal for beach lovers.
The valuation. The asking price of €679,000 significantly exceeds the fair value of €485,422 by €193,578 (28.5%). This property is considered overpriced, suggesting a lack of alignment with the current market metrics.
Fair value modelled at €485,422 from the area baseline, adjusted for condition and location. Asking €679,000 sits €193,578 (28.5%) above — overpriced versus fair value.
Asking €679,000 versus the Sesimbra (Santiago), Sesimbra, Setúbal area baseline of €456,832 (€2,752/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 60 · Amenities 50 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Sesimbra (Santiago), Sesimbra, Setúbal
Area baseline €456,832 + condition +€19,453 + location +€9,137 = modelled fair value of €485,422 (€2,924/m²), a €193,578 (28.5%) gap versus the €679,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Santiago) · 6fbd57 | Subject | €679,000 | €4,090 | — | 80 | 55 |
| Sesimbra (Castelo) · 956ba3 | Active | €870,000 | €3,187 | 22.1% | 77 | 70 |
| Sesimbra (Santiago) · 99f394 | Active | €380,000 | €3,762 | 8.0% | 70 | 58 |
| Sesimbra (Castelo) · cfde43 | Active | €500,000 | €4,167 | 1.9% | 72 | 57 |
| Sesimbra (Santiago) · cfe21a | Active | €670,000 | €9,437 | 130.7% | 75 | 58 |
| Median comp | €585,000 | €3,965 | 3.1% | 74 | 58 |
Buy-and-hold The current listing price of €679,000 represents a significant gap of 28.5% above the fair value of €485,422, indicating this property is overpriced. With a gross yield of only 2.1%, the long-term rental income potential does not justify the investment at this valuation. Family rental While family rentals can often benefit from stable demand, the neighborhood's score of 55/100 and the property being overpriced at €679,000 diminishes its attractiveness as a family rental. Coupled with an average condition rating of 83/100, this property may struggle to meet the expectations needed for optimal family housing. Value-add renovation Although renovations can enhance property value, the current listing price of €679,000 fails to align with its fair value of €485,422, marking it as overpriced for a value-add strategy. The needed capital for renovations might not yield a return on investment that meets the high initial cost, especially in a neighbourhood with average amenities and demand.
Economic Vulnerability The property faces a significant risk due to an economic stability score of 50/100, indicating potential fluctuations in the local economy that could affect rental income and property value.
