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.
6-bedroom, 5-bathroom country_estate of 720 m², built in 2025, energy rating A+. Located Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: The property includes a self-contained apartment in the basement with independent access, a heated pool powered by solar panels, and a site for electric vehicle charging.
The valuation. The asking price of €2,600,000 sits €282,286 (12.2%) above the fair value of €2,317,714. The property is considered fairly priced, reflecting its quality and location.
Fair value modelled at €2,317,714 from 6 comparable sales in the area. Asking €2,600,000 sits €282,286 (12.2%) above — overpriced versus fair value.
Asking €2,600,000 versus the Sesimbra (Castelo), Sesimbra, Setúbal area baseline of €2,234,920 (€3,104/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €2,234,920, adjusted for condition and micro-location, gives a modelled fair value of €2,317,714 (€3,219/m²), a €282,286 (12.2%) gap versus the €2,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Castelo) · 3df3d5 | Subject | €2,600,000 | €3,611 | — | 72 | 65 |
| rua Nossa Senhora da Piedade S / N | Active | €1,980,000 | €7,920 | 119.3% | 70 | 63 |
| Azeitão (São Lourenço e São Simão) · 1e612a | Active | €490,000 | €2,130 | 41.0% | 72 | 71 |
| parque Natural da Arrábida | Active | €276,000 | €3,632 | 0.6% | 70 | 77 |
| rua Serra do Ansião | Active | €475,000 | €2,714 | 24.8% | 82 | 65 |
| Median comp | €482,500 | €3,173 | 12.1% | 71 | 68 |
Family rental The property offers a spacious 720m², which is appealing for families seeking spacious living in the Sesimbra area. However, with a yield of 0% and its fair value assessed at €2,317,714, it does not suggest a strong investment opportunity for family rentals. Long-term rental The potential for long-term rental in a neighbourhood scoring 65/100 suggests some stability, yet the gap between listing price and fair value indicates that the property may not deliver competitive returns. The overall condition at 75/100 may also limit its attractiveness for long-term renters looking for modern amenities without a premium price. Buy-and-hold While the proximity to Lisbon can offer some long-term appreciation benefits, the current market conditions and fair value assessment indicate that holding this property may not yield significant capital gains. At a listing price of €2,600,000, potential buyers should carefully evaluate future market trends to ensure that the investment aligns with their long-term goals.
Economic downturn risk The economic stability score of 60/100 suggests potential vulnerabilities in the local economy, which could affect rental income and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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