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, 4-bathroom house of 163 m², built in 2021, energy rating A. Located Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Unique feature: The property includes an independent building with a panoramic dome, perfect for stargazing or meditation, seamlessly integrated into the tranquil natural surroundings.
The valuation. The asking price of €2,750,000 is significantly above the fair value of €640,357, representing an overvaluation of €2,109,643 (329.4%). This property is overpriced based on current market conditions.
Fair value modelled at €640,357 from 6 comparable sales in the area. Asking €2,750,000 sits €2,109,643 (329.4%) above — overpriced versus fair value.
Asking €2,750,000 versus the Sesimbra (Castelo), Sesimbra, Setúbal area baseline of €505,905 (€3,104/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €505,905, adjusted for condition and micro-location, gives a modelled fair value of €640,357 (€3,929/m²), a €2,109,643 (329.4%) gap versus the €2,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Castelo) · 653087 | Subject | €2,750,000 | €16,871 | — | 80 | 60 |
| Sesimbra (Santiago) · 6c7bf1 | Active | €450,000 | €3,750 | 77.8% | 80 | 62 |
| Sesimbra (Santiago) · b32bba | Active | €450,000 | €3,750 | 77.8% | 78 | 64 |
| Sesimbra (Castelo) · dbd473 | Active | €1,150,000 | €4,107 | 75.7% | 61 | 63 |
| Sesimbra (Castelo) · 6a919f | Active | €645,000 | €2,841 | 83.2% | — | 65 |
| Median comp | €547,500 | €3,750 | 77.8% | 78 | 64 |
Long-term rental This property, priced at €2,750,000, presents a staggering gap of 329.4% compared to its fair value of €640,357, indicating that it is overpriced. With a gross yield of 0% and a neighbourhood rating of only 60/100, it is unlikely to attract long-term tenants at this price point. Family rental Despite the suburban appeal for family living, the notable price discrepancy and a lack of yield make this property an unsuitable option for family rentals. Buyers should consider that the valuation suggests significant overpricing, limiting its desirability for this demographic. Buy-and-hold Given its poor yield and the high price relative to its fair value, this property does not present an advantageous opportunity for a buy-and-hold strategy. Investing at this level implies a high risk, as the asset is clearly overpriced and unlikely to appreciate sufficiently in the near future.
Tenant turnover risk The tenant stability score of 60/100 suggests a higher likelihood of tenant turnover, which can lead to increased vacancy rates and additional costs associated with finding new tenants.
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