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.
3-bedroom, 3-bathroom house of 180 m², built in 2024, energy rating A+. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: The house includes a 9 m² office ideal for remote work, and features a saline swimming pool for eco-friendly water treatment, enhancing the outdoor living experience.
The valuation. The asking price of €650,000 sits significantly above the fair value of €517,831, indicating that the property is overpriced by €132,169, or 20.3%. Buy-to-flip angle. Given the current condition rating of 86/100, a buy-to-flip strategy could leverage the property's high-quality features to target potential buyers after cosmetic upgrades for a higher sale price. Buy-to-let angle. The estimated gross yield of 3.2%, translating to approximately €1,733 per month, suggests a moderate rental income potential, appealing for a buy-and-hold investment strategy focused on family rentals in the suburban market of Azeitão.
Fair value modelled at €517,831 from the area baseline, adjusted for condition and location. Asking €650,000 sits €132,169 (20.3%) above — overpriced versus fair value.
Asking €650,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €494,280 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 60 · Amenities 55 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Azeitão (São Lourenço e São Simão), Setúbal, Setúbal
Area baseline €494,280 + condition +€22,500 + location +€19,051 = modelled fair value of €517,831 (€2,877/m²), a €132,169 (20.3%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 6c78d2 | Subject | €650,000 | €3,611 | — | 82 | 60 |
| Azeitão (São Lourenço e São Simão) · d7a423 | Active | €745,000 | €3,239 | 10.3% | 80 | 67 |
| Azeitão (São Lourenço e São Simão) · 28b8e6 | Active | €745,000 | €3,239 | 10.3% | 86 | 72 |
| Azeitão (São Lourenço e São Simão) · f3610a | Active | €745,000 | €4,027 | 11.5% | 82 | 62 |
| Azeitão (São Lourenço e São Simão) · 261f4c | Active | €467,500 | €2,886 | 20.1% | 78 | 69 |
| Median comp | €745,000 | €3,239 | 10.3% | 81 | 68 |
Long-term rental Given the 20.3% gap from fair value, investing in this property for long-term rental may not be financially prudent, as its perceived appreciation potential does not compensate for the high listing price. Additionally, with a gross yield of only 3.2%, this investment lacks appeal compared to other opportunities in the region. Family rental While the property may suit family living with its spacious layout, the listing price appears unjustified, especially when assessed against the fair value of €517,831. Families seeking quality housing may prioritize affordability, leading them to more competitively priced options in Setúbal. Buy-and-hold Investing in this property for a buy-and-hold strategy is questionable given its current overpriced status and the unfavorable yield of 3.2%. Long-term market conditions may not sufficiently enhance the property value to offset the initial high investment cost, putting future returns at risk.
Economic Volatility Risk The economic stability score of 55/100 suggests a moderate risk of economic downturns affecting rental income and property value.
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