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, 4-bathroom country_house of 188 m², energy rating D. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes an independent living unit, enhancing its versatility for guests or rental opportunities, along with extensive outdoor spaces for gardening and leisure activities.
The valuation. The asking price of €1,350,000 exceeds the fair value of €767,564 by €582,436, or 75.9%. This property is considered overpriced relative to its assessed fair market price.
Fair value modelled at €767,564 from 6 comparable sales in the area. Asking €1,350,000 sits €582,436 (75.9%) above — overpriced versus fair value.
Asking €1,350,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €632,829 (€3,366/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 €632,829, adjusted for condition and micro-location, gives a modelled fair value of €767,564 (€4,083/m²), a €582,436 (75.9%) gap versus the €1,350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · c498fc | Subject | €1,350,000 | €7,181 | — | 80 | 64 |
| parque Natural da Arrábida | Active | €2,980,000 | €8,563 | 19.3% | 83 | 61 |
| rua do Fisco, 1 | Active | €3,000,000 | €9,585 | 33.5% | 72 | 68 |
| Azeitão (São Lourenço e São Simão) · a80b8a | Active | €650,000 | €3,421 | 52.4% | 82 | 64 |
| Azeitão (São Lourenço e São Simão) · 3750fc | Active | €632,000 | €3,224 | 55.1% | 80 | 68 |
| Median comp | €1,815,000 | €5,992 | 16.6% | 81 | 66 |
Long-term rental The property is overpriced by 75.9% compared to its fair value of €767,564, which significantly reduces its attractiveness for long-term rental strategies. With a gross yield of only 1.9%, the investment does not offer the financial returns typically required for a viable long-term rental property. Family rental Currently listed at €1,350,000, this property is well above its fair value, suggesting that it may not appeal to families seeking affordable long-term living options. The combination of a high purchase price and low yield indicates that investment in this property could lead to financial challenges when targeting family tenants. Buy-and-hold At a listing price that exceeds fair value by over 75%, the potential for an advantageous buy-and-hold investment diminishes considerably. The low yield of 1.9% also raises concerns about the ability to generate adequate cash flow in the long run, suggesting that holding this asset may not be favorable financially.
Low Economic Resilience The economic stability score of 60/100 indicates potential volatility in the local economy, which may affect rent pricing and occupancy rates.
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