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 89 m² on the 2nd floor, energy rating C. Located Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. This apartment features a practical pantry in the kitchen and a sunny balcony ideal for relaxing, enhancing its appeal near California Beach.
The valuation. The asking price of €560,000 sits €36,954 (7.1%) above the fair value of €523,046. This property is valued fairly and presents a sound investment opportunity.
Fair value modelled at €523,046 from 6 comparable sales in the area. Asking €560,000 sits €36,954 (7.1%) above — overpriced versus fair value.
Asking €560,000 versus the Sesimbra (Santiago), Sesimbra, Setúbal area baseline of €465,942 (€5,235/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €465,942, adjusted for condition and micro-location, gives a modelled fair value of €523,046 (€5,877/m²), a €36,954 (7.1%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Santiago) · 8ee884 | Subject | €560,000 | €6,292 | — | 75 | 61 |
| Sesimbra (Santiago) · be9619 | Active | €560,000 | €6,154 | 2.2% | 75 | 61 |
| rua José Afonso S / N | Active | €560,000 | €6,588 | 4.7% | 74 | 56 |
| rua José Afonso | Active | €560,000 | €5,600 | 11.0% | 74 | 66 |
| Sesimbra (Santiago) · be92c5 | Active | €560,000 | €6,588 | 4.7% | 73 | 62 |
| Median comp | €560,000 | €6,371 | 1.3% | 74 | 62 |
Long-term rental The property at €560,000 offers a gross yield of 2.5%, which aligns with the fair valuation of €523,046, indicating the investment will generate modest rental income. However, with a slight gap of 7.1% to fair value, the return potential remains limited within current market dynamics. Family rental While the property presents a suitable size for families, the 2.5% yield suggests that it may not be the most attractive option compared to other rentals in the region. With the property being valued fairly at €560,000, families may find better value in alternative local options with higher yields. Buy-and-hold The buy-and-hold strategy could see moderate returns given the fair valuation of €560,000 and a yield of 2.5%, but the investment's performance could be constrained by its general condition rating of 74/100 and neighborhood score of 61/100. Investors should be cautious, as the property’s potential for appreciation might be limited with its current pricing and regional market influences.
Economic and Tenant Instability Risk With an economic stability score of 60 and a tenant stability score of 65, there is a heightened risk of fluctuating rental income and potential vacancy issues, which could negatively impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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