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.
6-bedroom, 7-bathroom house of 478 m², energy rating A. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a private gym with changing rooms and a supporting kitchen, plus an artesian well contributing to self-sustainability and water efficiency. Location Highlights: Nestled within the serene Arrábida Natural Park, it offers proximity to stunning beaches and excellent schools.
The valuation. The asking price of €3,300,000 is significantly above fair value, which is estimated at €1,359,952, resulting in a difference of €1,940,048 (58.8%). This property is considered overpriced due to its inflated valuation. Buy-to-flip angle. A buy-to-flip strategy may not yield significant returns in the current market, as renovation costs plus resale may not bridge the gap between asking and fair value. Profit potential appears limited under these conditions. Buy-to-let angle. With an estimated gross yield of 2.8%, generating a monthly rental income of approximately €7,700 may attract long-term tenants. However, the location's rural nature might limit demand and rental growth potential.
Fair value modelled at €1,359,952 from the area baseline, adjusted for condition and location. Asking €3,300,000 sits €1,940,048 (58.8%) above — overpriced versus fair value.
Asking €3,300,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €1,312,588 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal
Area baseline €1,312,588 + condition +€59,750 + location +€35,414 = modelled fair value of €1,359,952 (€2,845/m²), a €1,940,048 (58.8%) gap versus the €3,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4d4776 | Subject | €3,300,000 | €6,904 | — | 80 | 57 |
| Palmela · 00162b | Active | €1,300,000 | €3,095 | 55.2% | 70 | 47 |
| rua Gama Braga, 3 | Active | €1,280,000 | €4,604 | 33.3% | 75 | 49 |
| rua José Dionísio Guerreiro Monteiro, 5 | Active | €720,000 | €1,851 | 73.2% | 80 | 46 |
| rua Capitão Clemente José Juncal, 47 | Active | €575,000 | €1,910 | 72.3% | 72 | 48 |
| Median comp | €1,000,000 | €2,503 | 63.8% | 74 | 48 |
Long-term rental The property is overpriced at €3,300,000, significantly exceeding its fair value of €1,359,952 by 58.8%, making it a poor investment for long-term rental purposes. The gross yield of 2.8% is insufficient to justify the high price, especially given the agricultural economic activity in the area. Family rental At a listing price of €3,300,000, the property's valuation is 58.8% above its fair value of €1,359,952, indicating it is overpriced for family rental prospects. The combination of low demand and limited amenities in a rural setting further diminishes the appeal for family rentals. Buy-and-hold With a considerable gap of 58.8% between listing and fair value, the property priced at €3,300,000 presents an overvalued buy-and-hold opportunity. The low yield of 2.8% coupled with the area's economic reliance on agriculture makes this a less desirable long-term investment strategy.
Low Economic Stability Risk The property has an economic stability score of 40/100, indicating a significant risk of economic fluctuations affecting tenant reliability and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
