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, 2-bathroom apartment of 55 m² on the 2nd floor, built in 2015, energy rating B. Located Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: Its transferable Short-Term Rental License (AL) offers significant investment potential, while the utilized attic space enhances versatility and maximizes the living experience in Sesimbra.
The valuation. The asking price of €439,000 is significantly above the fair value of €305,556, representing an overpricing of €133,444 (43.7%). This valuation indicates that the property may not provide a favorable entry point for investors.
Fair value modelled at €305,556 from 6 comparable sales in the area. Asking €439,000 sits €133,444 (43.7%) above — overpriced versus fair value.
Asking €439,000 versus the Sesimbra (Santiago), Sesimbra, Setúbal area baseline of €296,016 (€5,382/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting 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 €296,016, adjusted for condition and micro-location, gives a modelled fair value of €305,556 (€5,556/m²), a €133,444 (43.7%) gap versus the €439,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Santiago) · e833ef | Subject | €439,000 | €7,982 | — | 75 | 64 |
| Sesimbra (Santiago) · 001758 | Active | €500,000 | €5,556 | 30.4% | 80 | 63 |
| Sesimbra (Santiago) · 001512 | Active | €500,000 | €5,556 | 30.4% | 78 | 65 |
| Sesimbra (Castelo) · f5eb53 | Active | €550,000 | €5,500 | 31.1% | 70 | 64 |
| rua Plinio Augusto Chagas Mesquita | Active | €420,000 | €4,516 | 43.4% | 81 | 59 |
| Median comp | €500,000 | €5,528 | 30.7% | 79 | 64 |
Long-term rental Despite the property's proximity to Lisbon, the 43.7% gap above fair value suggests that the anticipated rental yield of 2.3% gross is unlikely to attract long-term tenants. The overall condition rating of 78/100, while decent, does not justify the premium price being asked. Family rental The prominent pricing above fair value indicates that the property is not a sound investment for families seeking stable rental opportunities, especially considering the limited gross yield of 2.3%. In an area with moderate crime levels, families may prefer to invest in more reasonably priced options that offer better value. Buy-and-hold Holding this property long-term appears unwise given that it is currently overpriced by 43.7%, significantly limiting the potential for appreciation. The combination of low yield and higher price suggests that investors should seek alternatives with a more favorable investment profile.
Tenant turnover risk A tenant stability score of 65/100 suggests a potential for higher turnover rates, which could lead to increased vacancy rates and costs related to tenant acquisition and property marketing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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