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.
4-bedroom, 3-bathroom house of 330 m², built in 2021, energy rating A+. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This villa features a fully automated swimming pool with smart technology for optimal maintenance and energy efficiency, alongside a sophisticated mobile-controlled smart home system for enhanced convenience.
The valuation. The asking price of €1,300,000 is 12.5% above the fair value of €1,155,183, indicating the property is overpriced. Thus, potential buyers should proceed with caution when evaluating investment opportunities in this location.
Fair value modelled at €1,155,183 from 6 comparable sales in the area. Asking €1,300,000 sits €144,817 (12.5%) above — overpriced versus fair value.
Asking €1,300,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €941,665 (€2,854/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €941,665, adjusted for condition and micro-location, gives a modelled fair value of €1,155,183 (€3,501/m²), a €144,817 (12.5%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 8ee43c | Subject | €1,300,000 | €3,939 | — | 75 | 55 |
| Azeitão (São Lourenço e São Simão) · 6c78d2 | Active | €650,000 | €3,611 | 8.3% | 82 | 60 |
| Azeitão (São Lourenço e São Simão) · d7a423 | Active | €745,000 | €3,239 | 17.8% | 80 | 67 |
| Azeitão (São Lourenço e São Simão) · 28b8e6 | Active | €745,000 | €3,239 | 17.8% | 86 | 72 |
| rua de São Gonçalinho | Active | €678,000 | €3,390 | 13.9% | 80 | 54 |
| Median comp | €711,500 | €3,315 | 15.9% | 81 | 64 |
Long-term rental The property is not ideal for long-term rental due to its overpriced valuation, significantly exceeding the fair value by 12.5%. Moreover, with a gross yield of only 3%, the investment return may not justify the high entry cost. Buy-and-hold Given the property’s 12.5% gap from its fair value, it presents a riskier option for a buy-and-hold strategy, potentially resulting in stagnant capital appreciation. With a neighborhood score of 55/100, the long-term appreciation prospects may be limited. Family rental While families may seek larger homes, this property cannot be positioned effectively in the family rental market due to its overpriced listing relative to fair market value. The neighbourhood rating further suggests challenges in attracting quality tenants, as indicated by the marginal tenant quality rating.
Economic vulnerability With an Economic Stability score of 55/100 and a Tenant Stability score of 60/100, there is a heightened risk that economic fluctuations could negatively impact tenant retention and rental income stability.
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