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.
3-bedroom, 2-bathroom apartment of 119 m² on the 3rd floor, energy rating D. Located on rua João da Luz, 42, Sesimbra (Santiago) parish, Sesimbra municipality, Setúbal district. This apartment features a spacious balcony that provides uninterrupted ocean views, enhancing the coastal living experience while offering convenient access to a vibrant local culture and amenities.
The valuation. The asking price of €440,000 is positioned 7.6% above the fair value of €409,063, indicating that this property is fairly priced in the current market. This suggests that buyers may find an acceptable balance between value and investment potential.
Fair value modelled at €409,063 from 5 comparable sales in the area. Asking €440,000 sits €30,938 (7.6%) above — overpriced versus fair value.
Asking €440,000 versus the rua João da Luz, 42 area baseline of €374,825 (€3,150/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €374,825, adjusted for condition and micro-location, gives a modelled fair value of €409,063 (€3,438/m²), a €30,938 (7.6%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João da Luz, 42 | Subject | €440,000 | €3,697 | — | 88 | 58 |
| Sesimbra (Castelo) · 96c55f | Active | €405,000 | €3,115 | 15.7% | 80 | 61 |
| travessa João de Araújo Correia, 463B | Active | €287,500 | €2,662 | 28.0% | 76 | 61 |
| Sesimbra (Santiago) · 65a7bd | Active | €330,000 | €3,438 | 7.0% | 82 | 59 |
| Sesimbra (Santiago) · 1442a2 | Active | €440,000 | €4,490 | 21.4% | 73 | 58 |
| Median comp | €367,500 | €3,277 | 11.4% | 78 | 60 |
Value-add renovation With a fair value of €409,063, the property pricing at €440,000 suggests that while it is not a bargain, targeted renovation efforts could enhance its return potential and overall appeal. The current condition rating of 85/100 indicates that there is some room for improvements to leverage the value-added opportunity in this suburban market. Long-term rental The property yields a gross return of 3.4%, aligning well within the parameters for long-term rental strategies, although the fair price indicates limited upside potential. A focus on stable, long-term tenants may provide consistent cash flow, particularly given the proximity to industrial jobs in the nearby area. Not ideal for luxury market With a neighborhood rating of 58/100, positioning this property within the luxury market may not resonate well with prospective buyers or tenants. The lack of premium amenities and overall limited desirability for high-end clientele reinforces its inadequate fit for this strategy. Not ideal for student housing Considering the suburban nature and economic context, this apartment does not align well with the needs of student housing, which often requires proximity to universities and robust amenities. The tenant quality in the area does not support a strong demand for this type of rental strategy. Not ideal for short-term vacation rental The fair valuation suggests that profitability in the short-term vacation rental market could be constrained here, particularly with a neighborhood rating of just 58/100. Limited market dynamics in Sesimbra may hinder performance in appealing to vacationers, making this strategy less viable.
Moderate Economic Risk The economic stability score of 55/100 indicates potential volatility in market conditions that could impact rental income and investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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