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, 4-bathroom country_house of 348 m², energy rating E. Located on parque Natural da Arrábida, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property features a custom interior garden that provides natural light to the lower floor, enhancing the spaciousness and aesthetic appeal of the home.
The valuation. The asking price of €2,980,000 is significantly above the fair value of €1,132,923, reflecting an overpriced status by €1,847,077 or 163.0%. This indicates that the property is not a sound investment at its current pricing. Buy-to-flip angle. A buy-to-flip strategy would require substantial market movement to justify the high acquisition cost, limiting potential resale viability in the current market. This strategy may face challenges due to the property’s overpriced nature. Buy-to-let angle. With a gross yield of 0%, a buy-to-let approach seems impractical as the rental income would not cover expenses, given the high acquisition price. The suburban location offers limited rental demand to support this strategy.
Fair value modelled at €1,132,923 from 6 comparable sales in the area. Asking €2,980,000 sits €1,847,077 (163.0%) above — overpriced versus fair value.
Asking €2,980,000 versus the parque Natural da Arrábida area baseline of €856,277 (€2,461/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €856,277, adjusted for condition and micro-location, gives a modelled fair value of €1,132,923 (€3,256/m²), a €1,847,077 (163.0%) gap versus the €2,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Natural da Arrábida | Subject | €2,980,000 | €8,563 | — | 83 | 61 |
| travessa do César | Active | €1,700,000 | €3,469 | 59.5% | 75 | 49 |
| rua do Rio | Active | €1,390,000 | €3,971 | 53.6% | 72 | 49 |
| Azeitão (São Lourenço e São Simão) · 28bbe0 | Active | €697,000 | €3,872 | 54.8% | 75 | 71 |
| rua dos Queijinhos | Active | €730,000 | €3,042 | 64.5% | 76 | 54 |
| Median comp | €1,060,000 | €3,671 | 57.1% | 75 | 52 |
Long-term rental The property is overpriced at €2,980,000 compared to its fair value estimate of €1,132,923, indicating a significant investment risk. With a gross yield of 0% and a neighborhood rating of 61/100, this option fails to provide attractive returns for long-term rental. Family rental Given that the property is priced at 163% above its fair value, it poses a high financial risk for family rental investments. The neighborhood scores a mediocre 61/100, which may also deter potential tenants looking for quality living conditions. Buy-and-hold Investing in this property for a buy-and-hold strategy is unadvisable since it's currently overpriced, with a notable gap to fair value. The 0% gross yield further solidifies the notion that this investment would not yield satisfactory returns over time.
Low Economic Resilience The economic stability score of 55/100 suggests a vulnerability to market fluctuations that could impact rental income and property value negatively.
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