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.
5-bedroom, 4-bathroom house of 236 m², built in 2025, energy rating D. Located on avenida Costa Azul, Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Unique Feature: This property boasts outdoor living spaces designed for entertaining, including a terrace with panoramic views of both the sea and mountains, enhancing its appeal as a retreat. Another Feature: Its minimalist kitchen, equipped with high-end appliances, encourages culinary creativity while harmonizing with the modern aesthetic of the home.
The valuation. The asking price of €1,575,000 is significantly above the fair value of €848,441, making it overpriced by €726,559 (85.6%). This discrepancy suggests that potential buyers should proceed with caution.
Fair value modelled at €848,441 from 6 comparable sales in the area. Asking €1,575,000 sits €726,559 (85.6%) above — overpriced versus fair value.
Asking €1,575,000 versus the avenida Costa Azul area baseline of €674,268 (€2,857/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €674,268, adjusted for condition and micro-location, gives a modelled fair value of €848,441 (€3,595/m²), a €726,559 (85.6%) gap versus the €1,575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Costa Azul | Subject | €1,575,000 | €6,674 | — | 75 | 66 |
| rua 4 de Maio | Active | €1,550,000 | €5,439 | 18.5% | 72 | 68 |
| rua Joaquim Almeida Botas, 15 | Active | €579,000 | €3,619 | 45.8% | 73 | 66 |
| Sesimbra (Castelo) · 6a91ae | Active | €1,550,000 | €5,678 | 14.9% | — | 54 |
| rua Moinho do Casalão | Active | €625,000 | €2,948 | 55.8% | 70 | 62 |
| Median comp | €1,087,500 | €4,529 | 32.1% | 72 | 64 |
Long-term rental The property is overpriced at €1,575,000 compared to a fair value of €848,441, which could hinder long-term rental profitability due to an unsustainable yield of only 1.9%. Additionally, the low neighbourhood score of 66/100 presents challenges in attracting quality tenants, further complicating the investment. Family rental With a significant price gap of 85.6% over fair value, the property does not represent an attractive option for family rental, especially given its yield of just 1.9%. The suburban location, while close to Lisbon, is reflected in a middling amenity score that may deter potential family tenants seeking lifestyle conveniences. Buy-and-hold Holding this property is less favorable due to its overpricing at €1,575,000, which significantly surpasses the fair value of €848,441, leading to a lack of appreciation potential. With a gross yield of 1.9%, the financial returns are unlikely to meet investor expectations, making buy-and-hold less appealing in this situation.
Economic Volatility Risk The economic stability score of 65 suggests potential fluctuations in local market conditions that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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