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 119 m², built in 1969. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. This property boasts stunning views of Sesimbra Castle and includes a covered outdoor dining/barbecue area, perfect for entertaining in a tranquil setting near the sea.
The valuation. The asking price of €920,000 is significantly above fair value, which is estimated at €625,221, resulting in an overvaluation of €294,779 (47.1%). This indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy could be pursued by updating the dated finishes and enhancing curb appeal, after which the property could potentially attract higher bids in a competitive market. A focus on quick renovations may yield a profitable return. Buy-to-let angle. For a rental income strategy, the estimated gross yield of 1.5% at approximately €1,150/month suggests limited cash flow potential, making long-term family rentals less appealing in the current market. Higher operating costs could further reduce profitability.
Fair value modelled at €625,221 from 6 comparable sales in the area. Asking €920,000 sits €294,779 (47.1%) above — overpriced versus fair value.
Asking €920,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €594,114 (€4,993/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €594,114, adjusted for condition and micro-location, gives a modelled fair value of €625,221 (€5,254/m²), a €294,779 (47.1%) gap versus the €920,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 8ee8af | Subject | €920,000 | €7,731 | — | 60 | 65 |
| Azeitão (São Lourenço e São Simão) · f36358 | Active | €1,100,000 | €5,263 | 31.9% | 65 | 62 |
| Quinta do Conde · 956f06 | Active | €450,000 | €2,432 | 68.5% | 72 | 66 |
| parque Natural da Arrábida | Active | €3,000,000 | €9,585 | 24.0% | 74 | 64 |
| rua do Fisco, 1 | Active | €3,000,000 | €9,585 | 24.0% | 72 | 68 |
| Median comp | €2,050,000 | €7,424 | 4.0% | 72 | 65 |
Long-term rental Given the gross yield of 1.5%, the property does not present a compelling case for long-term rental investment, especially as it is listed at €920,000 when fair value is only €625,221. This significant overpricing of 47.1% diminishes potential profitability and tenant appeal. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its overpriced status, with a fair value gap of 47.1%. The current market conditions and yield of 1.5% suggest that capital appreciation is unlikely to justify the high entry cost. Family rental As a family rental, this property faces challenges given its pricing at €920,000 while the fair value is only €625,221, creating a gap of 47.1%. Families looking for affordable options will likely be deterred by the elevated price combined with a low 1.5% gross yield.
Tenant turnover risk The combination of a 65/100 economic stability and a 65/100 tenant stability score suggests potential for increased tenant turnover, which could impact rental income and property value.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
