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, 4-bathroom house of 582 m², energy rating C. Located on parque Natural da Arrábida, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. This villa boasts a traditional wine cellar, enhancing its exclusivity, and an expansive outdoor barbecue area with a stone table, ideal for large gatherings and culinary experiences.
The valuation. The asking price of €1,750,000 sits €165,588 (9.5%) above the fair value of €1,584,412, indicating that the property is overpriced. Buyers should be cautious and consider their investment approaches carefully.
Fair value modelled at €1,584,412 from the area baseline, adjusted for condition and location. Asking €1,750,000 sits €165,588 (9.5%) above — overpriced versus fair value.
Asking €1,750,000 versus the parque Natural da Arrábida area baseline of €1,539,972 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 70 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
parque Natural da Arrábida
Area baseline €1,539,972 + condition +€13,641 + location +€30,799 = modelled fair value of €1,584,412 (€2,722/m²), a €165,588 (9.5%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €1,750,000 | €3,007 | — | 70 | 55 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 0% | 75 | 57 |
| Azeitão (São Lourenço e São Simão) · 90da8c | Active | €1,500,000 | €3,000 | 0.2% | 78 | 68 |
| Azeitão (São Lourenço e São Simão) · 6d559e | Active | €725,000 | €3,341 | 11.1% | 72 | 58 |
| rua do Rio | Active | €1,390,000 | €3,971 | 32.1% | 72 | 49 |
| Median comp | €1,445,000 | €3,174 | 5.6% | 74 | 58 |
Long-term rental This property, with a fair value of €1,584,412, is listed at €1,750,000, indicating a 9.5% gap that signifies it is overpriced. The gross yield of 2.9% is below market expectations, making it less appealing for long-term rental investments. Family rental While the spacious 7-bed layout may attract families, the listing price far exceeds its fair value by 9.5%, categorizing it as overpriced. Coupled with a neighborhood rating of 55/100, this could limit the demand from families looking for suitable housing. Buy-and-hold The property’s high listing price of €1,750,000, compared to its fair value of €1,584,412, confirms it is overpriced and may lead to lower returns for investors. In a mixed residential and light-industrial location, the potential for long-term appreciation may be stifled by the current high price point.
Tenant turnover risk With both economic and tenant stability scores at 60/100, there is a significant risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
