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 apartment of 101 m², built in 1989, energy rating D. Located on avenida dos Combatentes, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: The apartment benefits from two generous living rooms, perfect for versatile living arrangements, and a private parking space, enhancing convenience near the beach.
The valuation. The asking price of €390,000 is significantly above the fair value of €240,113, creating a gap of €149,887, or 38.4%. This property is overpriced.
Fair value modelled at €240,113 from the area baseline, adjusted for condition and location. Asking €390,000 sits €149,887 (38.4%) above — overpriced versus fair value.
Asking €390,000 versus the avenida dos Combatentes area baseline of €442,380 (€4,380/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 (Condition 45 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 55 · Amenities 55 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Combatentes
Area baseline €442,380 + condition -€43,398 + location +€5,559 = modelled fair value of €240,113 (€2,377/m²), a €149,887 (38.4%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Combatentes | Subject | €390,000 | €3,861 | — | 45 | 55 |
| Sesimbra (Santiago) · 0019f3 | Active | €400,000 | €3,960 | 2.6% | 62 | 68 |
| Sesimbra (Santiago) · 28b832 | Active | €275,000 | €3,438 | 11.0% | 30 | 58 |
| Sesimbra (Castelo) · 9374f7 | Active | €415,000 | €5,390 | 39.6% | 60 | 58 |
| Sesimbra (Castelo) · 023899 | Active | €269,000 | €3,539 | 8.3% | 63 | 64 |
| Median comp | €337,500 | €3,750 | 2.9% | 61 | 61 |
Buy-and-hold The 2-bed apartment in Sesimbra, listed at €390,000, is overpriced compared to its fair value of €240,113, indicating a significant gap of 38.4%. With a low gross yield of 3.6% and an average neighborhood score of 55/100, investing in this property may yield minimal long-term financial benefits. Family rental Due to the property’s overpriced status at €390,000 versus a fair value of €240,113, it presents a questionable investment for family rental purposes. The limited public transit options and the neighborhood's average score of 55/100 may hinder tenant attractiveness and long-term rental yields. Not ideal for: Short-term vacation rental, Luxury market, Student housing This property is unsuitable for short-term vacation rentals or the luxury market, as the €390,000 asking price does not align with its fair value of €240,113. Likewise, the average condition score of 48/100 suggests it would not appeal to students seeking quality accommodation.
Economic and Tenant Stability Risk The property faces significant risk due to low economic stability (50/100) and tenant stability (55/100), indicating potential difficulties in maintaining steady rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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