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.
3-bedroom, 3-bathroom house of 137 m², built in 1999, energy rating E. Located on praça da República, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This home boasts a dedicated office in the basement, enhancing workspace flexibility, as well as two balconies that provide scenic views and ample natural light.
The valuation. The asking price of €650,000 is €34,475 (5.6%) above the fair value of €615,525, indicating that the property is valued fairly. This positions the investment within a reasonable range for potential buyers.
Fair value modelled at €615,525 from 6 comparable sales in the area. Asking €650,000 sits €34,475 (5.6%) above — overpriced versus fair value.
Asking €650,000 versus the praça da República area baseline of €536,362 (€3,915/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €536,362, adjusted for condition and micro-location, gives a modelled fair value of €615,525 (€4,493/m²), a €34,475 (5.6%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da República | Subject | €650,000 | €4,745 | — | 72 | 70 |
| rua dos Vitoriosos S / N | Active | €750,000 | €5,245 | 10.5% | 70 | 63 |
| Azeitão (São Lourenço e São Simão) · 6d55b9 | Active | €520,000 | €3,741 | 21.2% | 75 | 65 |
| parque Natural da Arrábida | Active | €2,980,000 | €8,563 | 80.5% | 83 | 61 |
| Azeitão (São Lourenço e São Simão) · 8ee8af | Active | €920,000 | €7,731 | 62.9% | 60 | 65 |
| Median comp | €835,000 | €6,488 | 36.7% | 73 | 64 |
Long-term rental The property’s gross yield of 2.8% indicates modest returns, aligning with the fair value assessment of €615,525. Its condition score of 76/100 shows it is in decent shape, but the slight 5.6% gap from fair value suggests caution in long-term rental expectations. Buy-and-hold Given the property's fair valuation at €650,000 against a fair value of €615,525, this investment may serve better as a long-term hold rather than an immediate flip. A strong economic backdrop in Setúbal provides a stable base, but the modest yield necessitates a careful analysis of appreciation potential over time. Family rental With a neighbourhood score of 70/100, the property is suitable for family rentals due to its decent living conditions and access to local amenities. Although it has been assessed as fair at €650,000, the low yield of 2.8% should be factored into any decision regarding targeting the family rental market.
Economic Vulnerability With an economic stability score of 70/100, there is a significant risk of fluctuations in the local economy affecting tenant income and, consequently, rent payments. Tenant Turnover Risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which can lead to increased vacancy periods and additional costs associated with finding new tenants.
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