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 343 m², built in 2014, energy rating C. Located on rua do Pinheiro Manso, 56, Quinta do Conde parish, Sesimbra municipality, Setúbal district. This villa features a private office and a wine cellar, enhancing its appeal for both remote work and connoisseurs of fine wines.
The valuation. The asking price of €1,800,000 exceeds the fair value of €1,088,938 by €711,063, indicating that this property is overpriced by 65.3%. Buy-to-flip angle. A buy-and-flip strategy may face challenges due to the current valuation; however, cosmetic renovations could improve resale value in an evolving market. Buy-to-let angle. With an estimated rental income of €7,200 per month, the gross yield stands at 4.8%, making it a viable long-term rental option despite local economic influences.
Fair value modelled at €1,088,938 from 6 comparable sales in the area. Asking €1,800,000 sits €711,063 (65.3%) above — overpriced versus fair value.
Asking €1,800,000 versus the rua do Pinheiro Manso, 56 area baseline of €954,600 (€2,783/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €954,600, adjusted for condition and micro-location, gives a modelled fair value of €1,088,938 (€3,175/m²), a €711,063 (65.3%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Pinheiro Manso, 56 | Subject | €1,800,000 | €5,248 | — | 78 | 60 |
| rua do Fisco, 1 | Active | €3,000,000 | €9,585 | 82.6% | 72 | 68 |
| avenida da Escola, 16 | Active | €750,000 | €3,125 | 40.5% | 75 | 67 |
| Quinta do Conde · b32bb6 | Active | €797,000 | €2,605 | 50.4% | 75 | 67 |
| rua Mário Viegas | Active | €699,000 | €2,974 | 43.3% | 72 | 72 |
| Median comp | €773,500 | €3,050 | 41.9% | 74 | 68 |
Long-term rental Given the property is priced at €1,800,000 yet the fair value is only €1,088,938, this translates to a significant overpricing of 65.3%, making it a less attractive option for long-term rental investment. Additionally, with a gross yield of 4.8%, the property does not present an optimal return relative to its cost. Buy-and-hold Investing in this property with its current asking price of €1,800,000 could lead to substantial losses, as the gap from the fair value indicates it is overpriced by 65.3%. The combination of a moderate yield of 4.8% and a neighborhood rating of only 60/100 further undermines the buy-and-hold strategy's potential here. Family rental The substantial overpricing of this property at €1,800,000 makes it an unsuitable investment for family rentals, especially given the fair value stands at €1,088,938. The area's economic influences and other factors contribute to a less appealing rental environment, limiting the opportunity for sustainable cash flow and tenant retention.
Economic and Tenant Instability Risk The property faces a moderate risk of financial instability due to its economic stability score of 60/100 and a corresponding tenant stability score of 60/100, suggesting potential challenges in maintaining consistent 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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