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.
0-bedroom, 0-bathroom apartment_building of 277 m², built in 1920, energy rating B. Located on rua Coronel Barreto, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Investment advantage: The property qualifies for a redevelopment project that could increase usable area by adding an additional floor, enhancing its investment return potential.
The valuation. The asking price of €760,000 is significantly above fair value at €530,827, indicating an overvaluation of €229,173 (30.2%). This property does not represent a sound investment at the current asking price.
Fair value modelled at €530,827 from the area baseline, adjusted for condition and location. Asking €760,000 sits €229,173 (30.2%) above — overpriced versus fair value.
Asking €760,000 versus the rua Coronel Barreto area baseline of €1,213,260 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 19/100 (Condition 15 · Materials 20 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 60 · Amenities 50 · Economic 55 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua Coronel Barreto
Area baseline €1,213,260 + condition -€243,673 + location +€12,197 = modelled fair value of €530,827 (€1,916/m²), a €229,173 (30.2%) gap versus the €760,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Coronel Barreto | Subject | €760,000 | €2,744 | — | 15 | 54 |
| Sesimbra (Santiago) · c1f206 | Active | €775,000 | €3,875 | 41.2% | — | 68 |
| rua da Alfarrobeira | Active | €1,500,000 | €3,886 | 41.6% | 55 | 67 |
| rua Joaquim Penim Marques S / N | Active | €195,000 | €2,600 | 5.2% | — | 58 |
| rua da Fortaleza | Active | €195,000 | €2,826 | 3.0% | — | 67 |
| Median comp | €485,000 | €3,351 | 22.1% | 55 | 67 |
Long-term rental The property in Sesimbra is currently overpriced by 30.2%, with a fair value of €530,827 compared to the listing price of €760,000. Given its 0% gross yield and low neighborhood rating of 54/100, this investment strategy is unlikely to attract quality long-term tenants. Value-add renovation While renovations could potentially improve the property's condition rated at 19/100, the current market pricing at €760,000 suggests that the initial investment is excessive compared to the fair value of €530,827. With a significant gap in valuation and an unfavorable yield, this strategy carries substantial risk without sufficient upside potential from the neighborhood amenities and tenant quality.
Low Economic and Tenant Stability Risk With an economic stability score of 55 and a tenant stability score of 50, there is a heightened risk of fluctuating rental income and potential tenant turnover affecting profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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