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.
2-bedroom, 1-bathroom duplex of 80 m², built in 1977, energy rating E. Located on rua Batalha do Viso, 209, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This duplex includes a fully equipped kitchen with modern finishes and a converted attic providing additional living space, perfect for a home office or guest room.
The valuation. The asking price of €295,000 is significantly above the fair value of €206,607, resulting in an overvaluation of €88,393 (30.0%). This price reflects a premium that is not justified by current market conditions.
Fair value modelled at €206,607 from the area baseline, adjusted for condition and location. Asking €295,000 sits €88,393 (30.0%) above — overpriced versus fair value.
Asking €295,000 versus the rua Batalha do Viso, 209 area baseline of €219,680 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 63). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 50 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Batalha do Viso, 209
Area baseline €219,680 + condition -€11,000 + location +€5,927 = modelled fair value of €206,607 (€2,583/m²), a €88,393 (30.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Batalha do Viso, 209 | Subject | €295,000 | €3,688 | — | 65 | 57 |
| Azeitão (São Lourenço e São Simão) · 001773 | Active | €200,000 | €6,061 | 64.4% | 70 | 70 |
| Azeitão (São Lourenço e São Simão) · 89349f | Active | €300,000 | €4,286 | 16.2% | 70 | 66 |
| rua Sebastião José da Costa, 10 | Active | €305,000 | €3,427 | 7.1% | 80 | 63 |
| travessa do César, 44C | Active | €290,000 | €4,328 | 17.4% | 65 | 46 |
| Median comp | €295,000 | €4,307 | 16.8% | 70 | 65 |
Long-term rental The duplex in Azeitão is pegged at €295,000, which is overpriced in comparison to its fair value of €206,607, representing a 30.0% gap. With a gross yield of only 3.2% and a neighborhood rating of 57/100, this investment lacks the financial metrics and desirability for a stable long-term rental. Family rental Although the property could serve as a family rental, its current price of €295,000 exceeds the fair value of €206,607 by 30.0%, indicating it is overpriced. Furthermore, the property’s condition rating of 66/100 and suburban setting may not attract families looking for quality accommodation at this price point. Buy-and-hold Investing in this duplex as a buy-and-hold strategy is less favorable considering its listing price of €295,000 is 30.0% above the fair value of €206,607, making it overpriced. Given the average yield of 3.2% and lower neighborhood appeal, the potential for appreciation in value over time could be limited, undermining the long-term investment case.
Economic Vulnerability The property faces a potential risk due to its low economic stability score of 55/100, indicating a less favorable economic environment that could impact rental demand and market value.
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