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, 2-bathroom apartment of 91 m² on the 2nd floor, energy rating C. Located Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: The apartment offers an unobstructed sea view and is equipped with high-security armored doors, ensuring both aesthetic appeal and safety for residents.
The valuation. The asking price of €560,000 significantly exceeds the fair value of €256,901, presenting an overvaluation of €303,099 (54.1%). This property is clearly overpriced and does not represent a sound investment.
Fair value modelled at €256,901 from the area baseline, adjusted for condition and location. Asking €560,000 sits €303,099 (54.1%) above — overpriced versus fair value.
Asking €560,000 versus the Sesimbra (Santiago), Sesimbra, Setúbal area baseline of €398,580 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 70 · Room dimensions 69). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 60 · Amenities 65 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Sesimbra (Santiago), Sesimbra, Setúbal
Area baseline €398,580 + condition -€4,550 + location +€11,019 = modelled fair value of €256,901 (€2,823/m²), a €303,099 (54.1%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Santiago) · be9619 | Subject | €560,000 | €6,154 | — | 75 | 61 |
| rua José Afonso | Active | €560,000 | €5,600 | 9.0% | 74 | 66 |
| rua José Afonso | Active | €699,000 | €4,510 | 26.7% | 70 | 58 |
| rua Fonte de Sesimbra | Active | €325,900 | €5,256 | 14.6% | 80 | 68 |
| rua Cândido dos Reis, 99-3D | Active | €355,000 | €5,917 | 3.9% | 75 | 63 |
| Median comp | €457,500 | €5,428 | 11.8% | 75 | 65 |
Buy-and-hold The investment in this 3-bed apartment in Sesimbra is not advisable due to its substantial price gap of 54.1% from fair value, suggesting it is overpriced. The gross yield of 2.5% does not provide sufficient return to justify the elevated entry point in this market. Long-term rental Investing in long-term rental for this property may lead to disappointing returns, as it is currently priced significantly above fair value at €560,000. With a yield of only 2.5%, this apartment does not align with healthy investment standards. Family rental While the property could appeal to families due to its community-oriented neighborhood, the listing price significantly exceeds its fair value by 54.1%, rendering it overpriced. Therefore, the potential rental income may not compensate for the initial investment cost. Not ideal for The location and current pricing suggest this property is not suitable for luxury market investments, as it does not provide the expected value in that segment. Additionally, the apartment's high price and modest yield make it a poor choice for short-term or student rental strategies.
Tenant turnover risk The combination of a tenant stability score of 65/100 and an economic stability score of 55/100 suggests potential volatility in tenant retention, which may lead to increased vacancy periods and associated costs.
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