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 454 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Exclusive Highlights The property features an underground spa with a jacuzzi, providing a luxurious retreat for year-round relaxation and wellness. Prime Location Situated in the prestigious Conceição neighborhood, known for its tranquility and exclusivity while remaining close to essential amenities.
The valuation. The asking price of €2,000,000 significantly exceeds the fair value of €1,087,708 by €912,292, marking it as overpriced at 83.9% above its fair market worth.
Fair value modelled at €1,087,708 from 6 comparable sales in the area. Asking €2,000,000 sits €912,292 (83.9%) above — overpriced versus fair value.
Asking €2,000,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €700,171 (€1,542/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €700,171, adjusted for condition and micro-location, gives a modelled fair value of €1,087,708 (€2,396/m²), a €912,292 (83.9%) gap versus the €2,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 38b658 | Subject | €2,000,000 | €4,405 | — | 80 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 9569f1 | Active | €595,000 | €2,479 | 43.7% | 75 | 56 |
| Gâmbia-Pontes-Alto da Guerra · 28b918 | Active | €575,000 | €2,396 | 45.6% | 74 | 53 |
| travessa 8 de Março | Active | €575,000 | €2,396 | 45.6% | 78 | 44 |
| travessa 8 de Março S / N | Active | €575,000 | €2,396 | 45.6% | 73 | 44 |
| Median comp | €575,000 | €2,396 | 45.6% | 75 | 49 |
Long-term rental The property's asking price of €2,000,000 represents an 83.9% gap from the fair value of €1,087,708, indicating that it is overpriced relative to market expectations. Given its gross yield of 3.5% and limited local amenities, it may struggle to attract long-term tenants in a neighbourhood that rates only 48/100. Value-add renovation With the property in good condition (85/100), significant renovations would likely not yield sufficient return on investment, especially given its current listing price. The potential for value-added improvements is overshadowed by the substantial initial purchase price, making this strategy less appealing. Student housing This property is not ideal for student housing due to its peripheral location and limited accessibility to high-quality amenities and schools, which results in a less attractive living environment for students. The current valuation further restricts opportunities for any profitable student housing investment. Luxury market Given the property’s high price tag compared to the local economic landscape, which is primarily agricultural and service-based, it does not fit within the luxury market segment. At its current pricing, the property appears to be overly ambitious for the area’s economic capacity and tenant quality. Short-term vacation rental The property's location and condition do not lend themselves well to the short-term vacation rental market, especially given the absence of attractions nearby and limited accessibility to amenities. Additionally, with its current listing price being 83.9% above fair value, it is unlikely to generate the desired occupancy rates necessary for a profitable short-term rental strategy.
Economic vulnerability The property's low economic stability score of 40/100 indicates a high risk of fluctuating market conditions affecting its value and rental income.
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