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, 2-bathroom apartment of 186 m² on the 1st floor, energy rating E. Located Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This apartment offers a unique opportunity to renovate an attic space into a potential two-bedroom unit, enhancing overall value in a high-demand location. Location: Nestled in a historic 1908 building, it's steps from the beach and local amenities.
The valuation. The asking price of €798,000 is significantly above the fair value of €720,812, with a difference of €77,188 (10.7%). This property is deemed overpriced and does not present a justified investment opportunity based on current market conditions.
Fair value modelled at €720,812 from 6 comparable sales in the area. Asking €798,000 sits €77,188 (10.7%) above — overpriced versus fair value.
Asking €798,000 versus the Sesimbra (Santiago), Sesimbra, Setúbal area baseline of €779,960 (€4,193/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €779,960, adjusted for condition and micro-location, gives a modelled fair value of €720,812 (€3,875/m²), a €77,188 (10.7%) gap versus the €798,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Santiago) · cc9b11 | Subject | €798,000 | €4,290 | — | 60 | 53 |
| travessa João de Araújo Correia | Active | €310,000 | €3,069 | 28.5% | 62 | 62 |
| Sesimbra (Santiago) · 1442a2 | Active | €440,000 | €4,490 | 4.6% | 73 | 58 |
| rua Leão d'Oliveira, 6 | Active | €330,000 | €3,143 | 26.7% | 79 | 65 |
| rua Mar e Serra | Active | €375,000 | €3,261 | 24.0% | — | 59 |
| Median comp | €352,500 | €3,202 | 25.4% | 73 | 61 |
Long-term rental The property's current listing price of €798,000 is approximately 10.7% higher than its fair value of €720,812, indicating a significant pricing issue. With zero gross yield and a neighborhood quality rating of only 53/100, long-term rental potential appears severely limited in attracting reliable tenants. Family rental At €798,000, this 5-bed apartment is overpriced considering the fair market value is only €720,812, suggesting families may find better options elsewhere. The neighborhood rating of 53/100 and the necessity of vehicle dependence for local amenities further detracts from its desirability for family renters. Short-term vacation rental This property is listed at €798,000, indicating a 10.7% gap above the fair value of €720,812, reflecting a lack of alignment with the short-term vacation rental market. With a low yield of 0% and a condition score of 64/100, the investment in short-term rentals may not be sustainable in this suburban area away from major tourism hubs.
Economic Instability Risk With an economic stability score of 45/100, there is a heightened risk of economic downturns which could affect the overall property market and tenant demand negatively.
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