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 house of 165 m², energy rating A. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes a state-of-the-art home automation system and a water extraction borehole, enhancing both convenience and sustainability in daily living.
The valuation. The asking price of €699,500 exceeds the fair value of €488,649 by €210,851, representing a 30.1% premium. This property is accordingly considered overpriced in the current market.
Fair value modelled at €488,649 from the area baseline, adjusted for condition and location. Asking €699,500 sits €210,851 (30.1%) above — overpriced versus fair value.
Asking €699,500 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €453,090 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Azeitão (São Lourenço e São Simão), Setúbal, Setúbal
Area baseline €453,090 + condition +€20,625 + location +€31,434 = modelled fair value of €488,649 (€2,962/m²), a €210,851 (30.1%) gap versus the €699,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 225b78 | Subject | €699,500 | €4,239 | — | 80 | 68 |
| rua Doutor Emídio Guerreiro, 41 | Active | €690,000 | €4,059 | 4.3% | 80 | 68 |
| Azeitão (São Lourenço e São Simão) · 6f4053 | Active | €745,000 | €4,049 | 4.5% | 80 | 70 |
| rua Diogo Bernardes, 14 | Active | €860,000 | €5,375 | 26.8% | 80 | 63 |
| Azeitão (São Lourenço e São Simão) · f3610a | Active | €745,000 | €4,027 | 5.0% | 82 | 62 |
| Median comp | €745,000 | €4,054 | 4.4% | 80 | 66 |
Long-term rental The property's current listing price indicates a 30.1% gap compared to its fair value, signaling that it is overpriced for the long-term rental strategy. This scenario, combined with a gross yield of only 3.8%, suggests limited profitability from rental income relative to the significant initial investment. Value-add renovation Given the property's condition rating of 86/100, the potential for value-add renovations seems limited and does not justify its current listing price of €699,500. Investors may find it challenging to achieve a desirable return on investment with a significant gap from the fair value. Family rental The property is overpriced compared to its fair value, which may deter potential family renters from committing to such a high rental price. With a neighbourhood rating of 68/100, the demand for family rentals may not be sufficient to justify the current valuation.
Economic Vulnerability With an economic stability score of 70/100, there is a moderate risk that unexpected economic downturns could negatively impact the property's value and attractiveness to potential tenants. Tenant Turnover Risk A tenant stability score of 65/100 indicates that there may be higher likelihood of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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