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, 4-bathroom country_estate of 348 m², energy rating E. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This estate includes a vineyard featuring Cabernet Sauvignon grapes and an extensive landscaped area with a pine forest, providing a unique agricultural and leisure experience.
The valuation. The asking price of €2,980,000 is substantially above the fair value of €1,157,633, indicating that the property is overpriced by €1,822,367 (157.4%). This suggests that potential buyers should approach with caution.
Fair value modelled at €1,157,633 from 5 comparable sales in the area. Asking €2,980,000 sits €1,822,367 (157.4%) above — overpriced versus fair value.
Asking €2,980,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €955,200 (€2,745/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €955,200, adjusted for condition and micro-location, gives a modelled fair value of €1,157,633 (€3,327/m²), a €1,822,367 (157.4%) gap versus the €2,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · 2ce1f5 | Subject | €2,980,000 | €8,563 | — | 79 | 70 |
| Azeitão (São Lourenço e São Simão) · c498fc | Active | €1,350,000 | €7,181 | 16.1% | 80 | 64 |
| praça da República | Active | €650,000 | €4,745 | 44.6% | 72 | 70 |
| travessa do César, 7 | Active | €1,630,000 | €3,327 | 61.2% | 71 | 57 |
| Azeitão (São Lourenço e São Simão) · 627328 | Active | €632,000 | €3,224 | 62.3% | 78 | 71 |
| Median comp | €1,000,000 | €4,036 | 52.9% | 75 | 67 |
Long-term rental The property’s asking price of €2,980,000 represents a significant markup of 157.4% over its fair value of €1,157,633, indicating that its potential for long-term rental yield is constrained at a meager 1.1%. Given the neighborhood score of 70/100 and the overall economic stability of Setúbal, this property does not present a compelling opportunity for sustainable long-term rental investment. Family rental With a gross yield of only 1.1% and a remarkable price gap of 157.4%, this 4-bed country estate appears to be overpriced for family rental purposes. The condition score of 79/100 suggests reasonable livability, but the significant overvaluation reduces its attractiveness for family tenancy in a market where affordability is key. Buy-and-hold At a staggering 157.4% above its fair value, the investment thesis for a buy-and-hold strategy on this property is weak, especially with the current yield of just 1.1%. While the neighborhood's amenities and economic context offer some stability, the extreme overpricing diminishes long-term asset appreciation potential, making this property a poor buy-and-hold candidate.
Economic Vulnerability The economic stability score of 65/100 indicates potential susceptibility to market fluctuations that could adversely affect rental income.
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