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.
9-bedroom, 5-bathroom country_house of 206 m², built in 1972, energy rating B. Located Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This estate includes three independent villas, allowing for diverse living arrangements, along with a spacious outdoor area enhanced by a heated pool and manicured gardens.
The valuation. The asking price of €1,275,000 is significantly above the fair value of €748,048, indicating a discrepancy of €526,952 (70.4%). This property is considered overpriced in the current market. Buy-to-flip angle. With the potential for value-add renovations, a buy-to-flip strategy could involve enhancing the attic finishes to appeal to buyers, targeting a resale price that exceeds the current investment. Buy-to-let angle. The property currently has a gross yield of 0%, suggesting rental income potential is not realized. A buy-to-let approach could focus on securing tenants to gradually improve cash flow and offset initial costs.
Fair value modelled at €748,048 from 6 comparable sales in the area. Asking €1,275,000 sits €526,952 (70.4%) above — overpriced versus fair value.
Asking €1,275,000 versus the Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça), Setúbal, Setúbal area baseline of €597,358 (€2,900/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €597,358, adjusted for condition and micro-location, gives a modelled fair value of €748,048 (€3,631/m²), a €526,952 (70.4%) gap versus the €1,275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 76b0cf | Subject | €1,275,000 | €6,189 | — | 78 | 50 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 51.4% | 70 | 55 |
| parque Natural da Arrábida | Active | €1,750,000 | €3,007 | 51.4% | 75 | 57 |
| parque Natural da Arrábida | Active | €7,900,000 | €21,526 | 247.8% | 74 | 42 |
| rua do Rio | Active | €1,390,000 | €3,971 | 35.8% | 72 | 49 |
| Median comp | €1,750,000 | €3,489 | 43.6% | 73 | 52 |
Long-term rental The property's listing price of €1,275,000 far exceeds the estimated fair value of €748,048, indicating it is overpriced by 70.4%. Given the car-dependent nature of the area and basic amenities, long-term rental demand is likely to remain limited, offering no prospects for a profitable investment. Value-add renovation Investing in a renovation to improve the condition rating of 78/100 may increase its appeal, but the high purchase price at €1,275,000 relative to the fair value of €748,048 makes this strategy fraught with risk. With a neighborhood rating of only 50/100, even substantial renovations may not yield enough added value to justify the initial expense, as the property remains overpriced. Short-term vacation rental The lack of local attractions and amenities in this rural area severely limits the potential for a profitable short-term vacation rental business. Given the current price of €1,275,000, which is significantly above the fair value, this strategy would likely lead to financial losses. Student housing The economic landscape and housing demand in the area do not support a viable student housing market, particularly at the inflated price of €1,275,000. As the property is overpriced relative to fair value, investing here would not be a prudent choice.
Economic and Tenant Instability Risk The property's economic and tenant stability scores are both 50/100, indicating a significant risk of fluctuation in rental income and potential tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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