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.
4-bedroom, 3-bathroom house of 280 m², built in 2003, energy rating D. Located on rua Cidade de Ouro Preto, 9, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property's unique exterior design features a blend of contemporary and traditional architectural elements, while its spacious interior layout offers versatile reconfiguration opportunities for future owners.
The valuation. The asking price of €450,000 is above the fair value of €400,186, indicating an overpricing of €49,814 (11.1%). Prospective buyers should consider this discrepancy seriously before making a purchasing decision.
Fair value modelled at €400,186 from the area baseline, adjusted for condition and location. Asking €450,000 sits €49,814 (11.1%) above — overpriced versus fair value.
Asking €450,000 versus the rua Cidade de Ouro Preto, 9 area baseline of €444,640 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Ouro Preto, 9
Area baseline €444,640 + condition -€55,125 + location +€10,671 = modelled fair value of €400,186 (€1,429/m²), a €49,814 (11.1%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Ouro Preto, 9 | Subject | €450,000 | €1,607 | — | 60 | 56 |
| urbanização Quinta da Serralheira | Active | €575,000 | €3,423 | 113.0% | — | 53 |
| beco do Girassol S / N | Active | €575,000 | €3,423 | 113.0% | 70 | 50 |
| beco do Girassol | Active | €575,000 | €3,382 | 110.5% | 74 | 49 |
| rua Cidade de Ouro Preto, 9 | Active | €450,000 | €1,875 | 16.7% | 62 | 43 |
| Median comp | €575,000 | €3,403 | 111.7% | 70 | 50 |
Long-term rental Given the property’s current listing of €450,000, it is clear that this investment is overpriced compared to the fair value of €400,186, resulting in an 11.1% gap. The gross yield of 6.6% may seem attractive, but the local economy's limited growth potential and the neighbourhood's low rating suggest that sustained demand may not materialize, impacting long-term profitability. Buy-and-hold Investing in this property for a buy-and-hold strategy is not recommended as it is overpriced at €450,000 compared to the fair value of €400,186, indicating a concerning 11.1% gap. The average condition rating of 62/100 and a neighbourhood score of 56/100 suggests that the potential for long-term appreciation may be hindered by the area's economic limitations. Family rental While this property could serve as a family rental, its pricing at €450,000 is above the fair value of €400,186, leading to an 11.1% price gap that signals overpricing. The community's rural and agricultural characteristics, combined with average local amenities, may limit tenant interest and affect rental stability in the long run.
Economic Instability The economic stability score of 45/100 suggests a significant risk of financial fluctuations that could impact the property's value and tenant occupancy rates negatively.
