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 69 m² on the 4th floor, energy rating D. Located on rua Heliodoro Salgado, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. Noteworthy Feature: The property boasts direct access to Praia da Califórnia, enhancing its allure as a beachfront retreat with remarkable sunset views. Additional Asset: An active AL license ensures immediate rental profitability.
The valuation. The asking price of €610,000 is significantly above the fair value of €383,170, exceeding it by €226,830 (59.2%). This property is clearly overpriced relative to the market standard.
Fair value modelled at €383,170 from 6 comparable sales in the area. Asking €610,000 sits €226,830 (59.2%) above — overpriced versus fair value.
Asking €610,000 versus the rua Heliodoro Salgado area baseline of €379,091 (€5,494/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €379,091, adjusted for condition and micro-location, gives a modelled fair value of €383,170 (€5,553/m²), a €226,830 (59.2%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Heliodoro Salgado | Subject | €610,000 | €8,841 | — | 70 | 62 |
| rua Conselheiro Ramada Curto, 20 | Active | €387,000 | €6,672 | 24.5% | 82 | 63 |
| avenida 25 de Abril, 6 | Active | €490,000 | €8,448 | 4.4% | 75 | 67 |
| Sesimbra (Castelo) · 4839ee | Active | €235,000 | €4,434 | 49.8% | 73 | 53 |
| Sesimbra (Castelo) · ab71f6 | Active | €285,000 | €3,519 | 60.2% | 72 | 58 |
| Median comp | €336,000 | €5,553 | 37.2% | 74 | 61 |
Long-term rental The 1-bed apartment in Sesimbra is overpriced at €610,000, compared to a fair value of €383,170, presenting a 59.2% gap that diminishes the appeal for long-term rental investments. With a gross yield of only 2.3%, the property does not provide an attractive return for potential investors in this strategy. Family rental Given the significant pricing issue, the property is not a sound investment for family rental purposes, as the high purchase price of €610,000 far exceeds its fair value of €383,170. The yield of 2.3% highlights the insufficient return potential in a market where families are likely seeking more relatively priced options. Buy-and-hold The buy-and-hold strategy would be less advantageous for this apartment in Sesimbra, as its current price of €610,000 is significantly higher than its assessed fair value of €383,170, creating a 59.2% overprice situation. The low gross yield of 2.3% further suggests that holding onto this property may not yield desirable financial benefits over time.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and additional costs for property management.
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