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 house of 119 m², built in 1994, energy rating E. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes direct access to a charming outdoor space with potential for a barbecue area and the option to convert an existing well into a pool.
The valuation. The asking price of €449,000 is significantly above the fair value of €393,729, making this property overpriced by €55,271 (14.0%). This disparity suggests a lack of market competitiveness. Buy-to-flip angle. A buy-to-flip strategy would aim to acquire the property below fair value, renovate the basic materials, and capitalize on the suburban demand for a quick resale at a higher price. Buy-to-let angle. With an estimated gross yield of 3.5% at approximately €1,310 monthly, the property can attract long-term tenants, benefiting from the family rental market in Azeitão while ensuring steady cash flow for the investor.
Fair value modelled at €393,729 from 6 comparable sales in the area. Asking €449,000 sits €55,271 (14.0%) above — overpriced versus fair value.
Asking €449,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €403,925 (€3,394/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 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 €403,925, adjusted for condition and micro-location, gives a modelled fair value of €393,729 (€3,309/m²), a €55,271 (14.0%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 4a43bf | Subject | €449,000 | €3,773 | — | 40 | 64 |
| Azeitão (São Lourenço e São Simão) · 937556 | Active | €185,000 | €3,426 | 9.2% | 40 | 64 |
| Azeitão (São Lourenço e São Simão) · b7c14f | Active | €349,523 | €2,865 | 24.1% | 38 | 66 |
| rua Basílio Teles | Active | €429,000 | €3,250 | 13.9% | 61 | 75 |
| rua dos Picheleiros, 53 | Active | €335,000 | €2,724 | 27.8% | 38 | 67 |
| Median comp | €342,262 | €3,058 | 19.0% | 39 | 67 |
Long-term rental The property is currently priced at €449,000, which is 14.0% above its fair value of €393,729. This premium pricing makes it less attractive for long-term rental investors, particularly given the gross yield of only 3.5%. Family rental With a condition score of 43/100 and a neighbourhood score of 64/100, the property's desirability for family rentals is diminished, especially at its overpriced level of €449,000. Families may seek better conditions and amenities elsewhere, making this property a less compelling choice in the family rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overvaluation at €449,000 compared to the fair value of €393,729. The limited yield of 3.5% and the need for potential improvements could hinder overall investment returns in the long run.
Economic Vulnerability The economic stability score of 60/100 suggests potential fluctuations in local market conditions that could impact rental income and property value.
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