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.
2-bedroom, 1-bathroom apartment of 73 m² on the 4th floor, energy rating C. Located on rua Piteira Santos, 31, Quinta do Conde parish, Sesimbra municipality, Setúbal district. Noteworthy Feature: This apartment boasts a private terrace perfect for outdoor gatherings, enhancing its appeal for those who value leisure and entertainment spaces in a bustling area.
The valuation. The asking price of €322,000 is significantly above fair value, which is assessed at €286,786, resulting in an overpricing of €35,214 (12.3%). This valuation indicates a less favorable investment opportunity. Buy-to-flip angle. With renovation targeting kitchen and living areas, the plan would focus on increasing property appeal in the market. Aiming for a resale price higher than €322,000 could provide a viable short-term profit. Buy-to-let angle. The estimated rental income of €778 per month translates to a gross yield of 2.9%. Although this yield is modest, the proximity to employment opportunities in Setúbal may enhance tenant demand for long-term rentals.
Fair value modelled at €286,786 from 6 comparable sales in the area. Asking €322,000 sits €35,214 (12.3%) above — overpriced versus fair value.
Asking €322,000 versus the rua Piteira Santos, 31 area baseline of €290,171 (€3,975/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €290,171, adjusted for condition and micro-location, gives a modelled fair value of €286,786 (€3,929/m²), a €35,214 (12.3%) gap versus the €322,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Piteira Santos, 31 | Subject | €322,000 | €4,411 | — | 60 | 68 |
| rua Manuel de Arriaga | Active | €314,950 | €4,256 | 3.5% | — | 69 |
| Palhais e Coina · 25f623 | Active | €215,000 | €2,986 | 32.3% | 65 | 69 |
| rua das Amoreiras | Active | €270,000 | €3,857 | 12.6% | 60 | 65 |
| Quinta do Conde · ade5b9 | Active | €270,000 | €3,750 | 15.0% | 70 | 68 |
| Median comp | €270,000 | €3,804 | 13.8% | 65 | 69 |
Long-term rental While the yield of 2.9% is relatively low, the property’s proximity to Setúbal may attract tenants seeking stable employment in the area. However, with a listing price of €322,000 exceeding the fair value by 12.3%, this investment does not present an attractive long-term rental opportunity. Family rental The 2-bed apartment’s size and location are suitable for families, yet the current asking price is markedly above fair value. At €322,000, the property does not provide a competitive option for family rental given the market conditions. Buy-and-hold Investing in this property for a buy-and-hold strategy poses risks due to its overvaluation at €322,000, which is 12.3% higher than its fair value. The low yield of 2.9% further diminishes the potential for significant appreciation over time, making it a less favorable buy-and-hold prospect.
Economic Vulnerability The economic stability score of 65/100 indicates a potential risk due to the suboptimal economic conditions that may impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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