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.
5-bedroom, 2-bathroom house of 90 m², built in 1977. Located on parque Natural da Arrábida, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. This property features stunning panoramic views of the Serra da Arrábida, along with 3,500 m² of land filled with indigenous vegetation and the opportunity for a tranquil retreat.
The valuation. The asking price of €650,000 significantly exceeds the fair value of €204,685 by €445,315 (68.5%), indicating that the property is overpriced. Investors should exercise caution in pursuing this listing.
Fair value modelled at €204,685 from the area baseline, adjusted for condition and location. Asking €650,000 sits €445,315 (68.5%) above — overpriced versus fair value.
Asking €650,000 versus the parque Natural da Arrábida area baseline of €247,140 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 45 · Materials 50 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
parque Natural da Arrábida
Area baseline €247,140 + condition -€37,266 + location +€3,810 = modelled fair value of €204,685 (€2,274/m²), a €445,315 (68.5%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €650,000 | €7,222 | — | 45 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 90d7ba | Active | €350,000 | €3,646 | 49.5% | 60 | 42 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 893659 | Active | €585,000 | €3,112 | 56.9% | 75 | 44 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 58.4% | 75 | 57 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 58.4% | 70 | 55 |
| Median comp | €1,167,500 | €3,060 | 57.6% | 73 | 50 |
Buy-and-hold The property is listed at €650,000, significantly above its fair value of €204,685, indicating a gap of 68.5%. With a gross yield of 0% and a neighborhood rating of 54/100, it does not provide a compelling case for a buy-and-hold strategy. Long-term rental At €650,000, the property is overpriced compared to the fair value, with a notable gap that diminishes its appeal for long-term rental prospects. The low condition score of 49/100 further diminishes its attractiveness as a long-term rental investment. Value-add renovation While there may be potential for value-add renovations, the current listing price of €650,000 far exceeds its fair value, highlighting that the investment is overpriced by 68.5%. Given the property's low condition score and limited yield, entering this strategy may not yield desirable returns.
Economic and Tenant Instability Risk The combined scores of 55/100 for both economic and tenant stability indicate a heightened risk of fluctuating demand and potential vacancy issues, which could adversely impact rental income.
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