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_house of 488 m², energy rating A. Located Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: The property features a game room and a complete gym in the basement, enhancing entertainment and fitness opportunities within a luxurious country setting.
The valuation. The asking price of €2,500,000 sits €540,626 (27.6%) above the fair value of €1,959,374, indicating that the property is overpriced given its current market conditions.
Fair value modelled at €1,959,374 from 6 comparable sales in the area. Asking €2,500,000 sits €540,626 (27.6%) above — overpriced versus fair value.
Asking €2,500,000 versus the Sesimbra (Castelo), Sesimbra, Setúbal area baseline of €1,635,484 (€3,351/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 €1,635,484, adjusted for condition and micro-location, gives a modelled fair value of €1,959,374 (€4,015/m²), a €540,626 (27.6%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Castelo) · a8ed4c | Subject | €2,500,000 | €5,123 | — | 74 | 64 |
| Sesimbra (Castelo) · 6fba3e | Active | €760,000 | €3,065 | 40.2% | 72 | 63 |
| rua Altinho da Faúlha | Active | €2,880,000 | €4,331 | 15.5% | 74 | 65 |
| Sesimbra (Castelo) · 6a919f | Active | €645,000 | €2,841 | 44.5% | — | 65 |
| Sesimbra (Castelo) · 86cb55 | Active | €510,000 | €3,923 | 23.4% | 76 | 69 |
| Median comp | €702,500 | €3,494 | 31.8% | 74 | 65 |
Long-term rental Given the current yield of 0% gross, the property in Sesimbra is overpriced by 27.6% compared to its fair value, making long-term rental a less attractive strategy. With the location's economic stability influenced by transport links to Lisbon, the potential tenant pool may not justify the premium cost. Family rental While the property does have significant space at 488m², its overpriced valuation of €2,500,000 compared to a fair value of €1,959,374 may deter families looking for affordable rentals. The neighbourhood's amenities and overall condition score of 76/100 do not compensate for the high listing price, limiting its appeal for this rental strategy. Buy-and-hold Investing in the property for a buy-and-hold strategy may not be wise, considering it is overpriced by 27.6% relative to fair value. The long-term financial benefits could be undermined by its high acquisition cost and the current economic dynamics of the neighbourhood, leading to lower-than-expected returns if property values do not appreciate sufficiently. Not ideal for short-term vacation rental The property is not suitable for short-term vacation rental as its 0% gross yield and exorbitant pricing fail to align with market expectations. This strategy is further hindered by neighbourhood characteristics, making it difficult to compete with more affordably priced listings. Not ideal for student housing Given the property’s high asking price of €2,500,000, which is significantly above fair market value, it does not present a viable option for student housing. The economic and housing market conditions are unfavorable, resulting in limited demand from the targeted tenant demographic.
Economic and Tenant Instability With an economic stability score of 65/100 and a tenant stability score of 60/100, there is a significant risk of fluctuating rental income and potential vacancy issues affecting long-term profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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