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.
4-bedroom, 2-bathroom house of 185 m², built in 2003, energy rating B. Located on rua das Amendoeiras, Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This property features a saltwater pool with a heat pump for year-round enjoyment and is set on a generous 1,561 m² plot with diverse outdoor environments including a vegetable garden and fruit trees.
The valuation. The asking price of €780,000 is €44,017 (5.3%) below the fair value of €824,017, indicating a strong alignment with market expectations. This property's pricing reflects current market conditions.
Fair value modelled at €824,017 from 6 comparable sales in the area. Asking €780,000 sits €44,017 (5.3%) below — the upside to fair value.
Asking €780,000 versus the rua das Amendoeiras area baseline of €672,260 (€3,634/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €672,260, adjusted for condition and micro-location, gives a modelled fair value of €824,017 (€4,454/m²), a €44,017 (5.3%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Amendoeiras | Subject | €780,000 | €4,216 | — | 76 | 63 |
| rua Altinho da Faúlha | Active | €2,880,000 | €4,331 | 2.7% | 74 | 65 |
| rua da Cotovia S / N | Active | €680,000 | €2,969 | 29.6% | — | 64 |
| Sesimbra (Castelo) · de0ad5 | Active | €689,000 | €5,300 | 25.7% | — | 73 |
| rua da Serra da Arrabida | Active | €325,000 | €5,804 | 37.6% | 80 | 61 |
| Median comp | €684,500 | €4,816 | 14.2% | 77 | 65 |
Long-term rental This property offers a gross yield of 2.6%, which is relatively low for the area, indicating that cash flow may not be a primary benefit. However, with a fair value gap of just 5.3%, investing in long-term rental could provide stable income in a moderately amenitized neighborhood. Buy-and-hold The fair valuation signifies that this property is positioned soundly within the market, allowing for potential appreciation over time without immediate downside risk. Given the economic stability influenced by Setúbal's industrial base, a buy-and-hold strategy may yield satisfactory returns in the long run. Family rental The 4-bed configuration suits families well, and the area's moderate amenities offer a balanced living experience. However, the property remains fairly valued, suggesting that investors should approach with caution, ensuring it aligns with family rental demand in the Sesimbra area.
Economic Vulnerability With an economic stability score of 60/100, there is a considerable risk of fluctuations in income and employment levels that could negatively impact tenant occupancy 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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