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.
1-bedroom, 1-bathroom apartment of 50 m² on the 1st floor, energy rating C. Located on rua Cândido dos Reis, 85, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. This apartment features a spacious balcony with views of Sesimbra's landscape, offering potential for outdoor leisure or garden space adjacent to the living area.
The valuation. The asking price of €240,000 is 7.8% below the fair value of €260,251, positioning this property as a reasonable investment within its market context.
Fair value modelled at €260,251 from 6 comparable sales in the area. Asking €240,000 sits €20,251 (7.8%) below — the upside to fair value.
Asking €240,000 versus the rua Cândido dos Reis, 85 area baseline of €309,127 (€6,183/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 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 €309,127, adjusted for condition and micro-location, gives a modelled fair value of €260,251 (€5,205/m²), a €20,251 (7.8%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido dos Reis, 85 | Subject | €240,000 | €4,800 | — | 45 | 68 |
| avenida dos Combatentes | Active | €390,000 | €3,861 | 19.6% | 45 | 55 |
| rua Amália Monteiro S / N | Active | €310,000 | €6,200 | 29.2% | 55 | 63 |
| Sesimbra (Santiago) · 4202bc | Active | €350,000 | €8,140 | 69.6% | 55 | 63 |
| Sesimbra (Santiago) · b3296f | Active | €780,000 | €4,815 | 0.3% | — | 54 |
| Median comp | €370,000 | €5,508 | 14.7% | 55 | 59 |
Long-term rental This 1-bed apartment in Sesimbra is positioned fairly within the market, offering a gross yield of 4%. While the fair value suggests slight appreciation potential, the demand for long-term rentals in this suburban coastal area remains stable. Family rental The property is suitable for families given its proximity to residential and coastal amenities, but the current condition score of 48/100 indicates that some renovations may be necessary to attract this demographic effectively. With a fair valuation, it's important to consider the added value of ongoing upkeep to maintain attractiveness to family tenants. Buy-and-hold As a buy-and-hold investment, this property holds promise due to its fair valuation at €240,000, which suggests minimal risk of immediate depreciation. However, the need for improvements based on the current condition should be factored into long-term ownership strategies for value retention. Not ideal for luxury market The apartment’s modest features and fair condition rating imply it does not cater to the luxury market. Focus should be placed on more practical investment strategies typical of suburban environments rather than appealing to high-end buyers. Not ideal for short-term rental With a fair valuation and a lower than optimal condition score, the property may struggle to meet the standards expected in the short-term rental market. The consistent demand for short stays in Sesimbra may not offset the costs needed for the type of uplift required. Not ideal for student housing While Sesimbra has potential for student tenants given its proximity to Greater Lisbon, the apartment's condition and family-oriented features suggest it's not an optimal choice for this demographic. Additionally, student housing usually requires more engagement with unit updates, which may not be cost-effective here.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate likelihood of tenant turnover, which could affect cash flow and occupancy rates negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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