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, 3-bathroom country_house of 899 m², built in 1980, energy rating E. Located Atalaia e Alto Estanqueiro-Jardia parish, Montijo municipality, Setúbal district. Noteworthy Features: The property includes significant agricultural potential with dedicated cultivation areas, fruit trees, and livestock facilities, enhancing its versatility beyond residential use.
The valuation. The asking price of €1,900,000 sits significantly above the fair value of €1,422,764, resulting in an overpriced status of €477,236 (33.5%). This discrepancy suggests minimal negotiation power in the current market.
Fair value modelled at €1,422,764 from 6 comparable sales in the area. Asking €1,900,000 sits €477,236 (33.5%) above — overpriced versus fair value.
Asking €1,900,000 versus the Atalaia e Alto Estanqueiro-Jardia, Montijo, Setúbal area baseline of €1,541,504 (€1,715/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 is below the parish average, reducing 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 €1,541,504, adjusted for condition and micro-location, gives a modelled fair value of €1,422,764 (€1,583/m²), a €477,236 (33.5%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Atalaia e Alto Estanqueiro-Jardia · 9d293e | Subject | €1,900,000 | €2,113 | — | 58 | 53 |
| Montijo e Afonsoeiro · 38b7e4 | Active | €390,000 | €1,529 | 27.6% | 65 | 51 |
| rua António Ribeiro Dias | Active | €693,000 | €1,093 | 48.3% | 72 | 54 |
| Montijo e Afonsoeiro · ade5dc | Active | €530,000 | €1,636 | 22.6% | 68 | 51 |
| Montijo e Afonsoeiro · be9425 | Active | €550,000 | €1,222 | 42.2% | 70 | 46 |
| Median comp | €540,000 | €1,376 | 34.9% | 69 | 51 |
Long-term rental Given the current listing price of €1,900,000, which is 33.5% above the fair value of €1,422,764, the property poses a significant challenge in achieving positive cash flow through long-term rental at a 0% yield. Additionally, with a neighbourhood score of 53/100 and a moderate property condition rating of 64/100, tenant attraction may be limited in this suburban location. Value-add renovation While potential may exist for revaluation post-renovation, the property's current pricing at €1,900,000 makes it difficult to justify significant investment in improvements when fair value is calculated at €1,422,764. Furthermore, the conservative conditions and average neighbourhood metrics suggest that unless substantial enhancements elevate the property considerably, returns on renovation would not merit the high upfront cost. Not ideal for luxury market At a listing price of €1,900,000, this property does not align with luxury market standards due to its relatively low score of 53/100 in neighbourhood quality and only a 64/100 condition rating. The combination of these factors indicates it lacks the features typically demanded in high-end real estate, rendering it overpriced for affluent buyers seeking prime locations. Not ideal for short-term vacation rental Despite the appeal of the surrounding areas, the property's price of €1,900,000 versus a fair value of €1,422,764 results in an unfeasible entry point for short-term vacation rental strategies, especially with a yield of 0%. The neighbourhood's average amenities rating of 53/100 further diminishes its attractiveness for potential vacation renters, making it a poor candidate for such investments.
Tenant turnover risk The low tenant stability score of 50/100 may indicate a higher likelihood of tenant turnover, which can increase vacancy rates and reduce rental income.
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