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, 0-bathroom country_house of 308 m², energy rating D. Located on rua das Aguncheiras, Sesimbra (Castelo) parish, Sesimbra municipality, Setúbal district. Noteworthy Features: This property boasts luxurious granite and marble finishes, a spacious gym in the basement, and preservation of sea views due to natural reserve status, ensuring long-term tranquility. Additional Context: Its large plot allows for garden and potential swimming pool development, enhancing its country living appeal.
The valuation. The asking price of €1,250,000 is approximately 9.8% above the fair value of €1,138,539, indicating that this property is fairly valued in the current market. Buy-to-flip angle. A resale strategy could capitalize on the property’s mid-to-high range finishes and its suburban location, attracting families looking for spacious homes. Buy-to-let angle. With an estimated gross yield of 2.7% and potential monthly rental income of €2,813, this property is a viable option for long-term investment in the rental market.
Fair value modelled at €1,138,539 from 6 comparable sales in the area. Asking €1,250,000 sits €111,461 (9.8%) above — overpriced versus fair value.
Asking €1,250,000 versus the rua das Aguncheiras area baseline of €1,058,306 (€3,436/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €1,058,306, adjusted for condition and micro-location, gives a modelled fair value of €1,138,539 (€3,697/m²), a €111,461 (9.8%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Aguncheiras | Subject | €1,250,000 | €4,058 | — | 63 | 73 |
| Sesimbra (Castelo) · f35d85 | Active | €490,000 | €5,568 | 37.2% | 70 | 60 |
| parque Natural da Arrábida | Active | €475,000 | €3,711 | 8.6% | — | 73 |
| Sesimbra (Castelo) · 627214 | Active | €788,000 | €3,216 | 20.7% | 56 | 67 |
| Sesimbra (Castelo) · 33ba8d | Active | €620,000 | €3,503 | 13.7% | 70 | 68 |
| Median comp | €555,000 | €3,607 | 11.1% | 70 | 68 |
Long-term rental The property presents a gross yield of 2.7%, which aligns positively with the suburban characteristics of the Lisbon metropolitan area. However, the fair value estimate of €1,138,539 indicates that the property is fairly priced, suggesting limited immediate upside potential for long-term investment growth. Family rental This 4-bed country house in Sesimbra is well-suited for family rental, given its spacious layout and suburban amenities. With the property fairly priced at €1,250,000, potential returns will primarily depend on stability in the rental market rather than capital appreciation. Buy-and-hold The buy-and-hold strategy may be suitable, as the property is located in a safe neighborhood with decent schooling standards. However, given its fair price of €1,250,000 compared to the fair value of €1,138,539, investors should be cautious about expecting significant short-term appreciation. Not ideal for short-term vacation rental, Luxury market, Student housing
Economic Vulnerability With an economic stability score of 65/100, there is a heightened risk of economic downturns affecting property values and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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