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, 5-bathroom house of 277 m², energy rating A. Located Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This villa boasts a beautifully landscaped garden with a saltwater pool, and a sophisticated outdoor barbecue area, ideal for entertaining in a serene environment. Location: Proximity to Estoril's leisure amenities and easy access to Lisbon distributes its appeal further.
The valuation. The asking price of €3,950,000 significantly exceeds the fair value of €930,123, reflecting an overvaluation of 324.7%. This discrepancy indicates that the property is overpriced and not a prudent investment option.
Fair value modelled at €930,123 from 6 comparable sales in the area. Asking €3,950,000 sits €3,019,877 (324.7%) above — overpriced versus fair value.
Asking €3,950,000 versus the Sesimbra (Castelo), Sesimbra, Setúbal area baseline of €761,551 (€2,749/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €761,551, adjusted for condition and micro-location, gives a modelled fair value of €930,123 (€3,358/m²), a €3,019,877 (324.7%) gap versus the €3,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sesimbra (Castelo) · 76b192 | Subject | €3,950,000 | €14,260 | — | 88 | 56 |
| parque Natural da Arrábida | Active | €599,000 | €4,992 | 65.0% | 80 | 72 |
| Sesimbra (Castelo) · 3df3d5 | Active | €2,600,000 | €3,611 | 74.7% | 72 | 65 |
| rua Nossa Senhora da Piedade S / N | Active | €1,980,000 | €7,920 | 44.5% | 70 | 63 |
| rua Serra do Ansião | Active | €475,000 | €2,714 | 81.0% | 82 | 65 |
| Median comp | €1,289,500 | €4,302 | 69.8% | 76 | 65 |
Long-term rental This property is overpriced by 324.7%, which significantly diminishes its appeal as a long-term rental investment. With a gross yield of 0% and a neighbourhood rating of only 56 out of 100, the potential for stable rental income is severely hampered. Buy-and-hold Given that the property is currently priced at €3,950,000 while the fair value is only €930,123, it presents a substantial risk for a buy-and-hold investment strategy. The economic conditions and tenant quality in the Setúbal area do not support such a high valuation, making this strategy unfeasible. Value-add renovation The property’s condition is rated 84/100, but with a 324.7% gap from its fair value, pursuing a value-add renovation is unlikely to yield positive returns. This steep price signifies that even significant renovations may not justify the initial investment needed to align with local market standards. Not ideal for: - Luxury market - Short-term vacation rental
Economic and Tenant Instability Risk With an economic stability score of 60/100 and a tenant stability score of 50/100, there is a significant risk of fluctuating income and potential vacancy challenges affecting overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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