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.
5-bedroom, 4-bathroom house of 246 m², built in 1999, energy rating E. Located on estrada de Miraventos S / N, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a second independent house, offering diverse options for family, guests, or rental income potential within the same plot. Outdoor Amenities: The presence of two barbecue areas enhances outdoor entertainment. Sustainability: Equipped with solar panels and a borehole water supply for reduced operational costs.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €589,375, resulting in a premium of €660,625 (112.1%). This property is overpriced based on comparative market analysis.
Fair value modelled at €589,375 from 6 comparable sales in the area. Asking €1,250,000 sits €660,625 (112.1%) above — overpriced versus fair value.
Asking €1,250,000 versus the estrada de Miraventos S / N area baseline of €443,040 (€1,801/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €443,040, adjusted for condition and micro-location, gives a modelled fair value of €589,375 (€2,396/m²), a €660,625 (112.1%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada de Miraventos S / N | Subject | €1,250,000 | €5,081 | — | 70 | 53 |
| beco do Girassol S / N | Active | €575,000 | €2,396 | 52.8% | 74 | 56 |
| travessa 8 de Março | Active | €575,000 | €2,396 | 52.8% | 78 | 44 |
| travessa 8 de Março S / N | Active | €575,000 | €2,396 | 52.8% | 72 | 50 |
| beco do Girassol, 13 | Active | €575,000 | €2,396 | 52.8% | 72 | 57 |
| Median comp | €575,000 | €2,396 | 52.8% | 73 | 53 |
Long-term rental The property is overpriced, with a fair value gap of 112.1%, indicating that the current market price of €1,250,000 significantly exceeds its valuation of €589,375. Additionally, the low yield of 1.7% suggests limited potential for return on investment, making it a less attractive option for long-term rental. Family rental While the property boasts ample space suitable for a family, its current listing price is excessively high compared to the assessed fair value, highlighting a concerning investment risk. The neighborhood's overall score of 53/100 further underscores the potential challenges in attracting stable, long-term tenants at this price point.
Weak Economic Stability The economic stability score of 40/100 indicates a high risk of volatile market conditions that could affect property value and tenant demand.
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