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.
2-bedroom, 2-bathroom apartment of 101 m², energy rating B. Located on rua Joaquim Augusto, Porto Covo parish, Sines municipality, Setúbal district. Noteworthy Features: The apartment includes a private pool and a spacious terrace for outdoor dining, enhancing the living experience in this coastal setting.
The valuation. The asking price of €595,000 is significantly above its fair value of €379,731, representing an overprice of €215,269 (56.7%). This property is not a deal, given its substantial markup over the perceived market value.
Fair value modelled at €379,731 from 6 comparable sales in the area. Asking €595,000 sits €215,269 (56.7%) above — overpriced versus fair value.
Asking €595,000 versus the rua Joaquim Augusto area baseline of €288,703 (€2,858/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 €288,703, adjusted for condition and micro-location, gives a modelled fair value of €379,731 (€3,760/m²), a €215,269 (56.7%) gap versus the €595,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim Augusto | Subject | €595,000 | €5,891 | — | 90 | 38 |
| Porto Covo · 4a45a2 | Active | €615,000 | €3,844 | 34.8% | 80 | 46 |
| Porto Covo · 4a45e6 | Active | €680,000 | €3,676 | 37.6% | 80 | 48 |
| Porto Covo · 6d5151 | Active | €550,000 | €2,973 | 49.5% | 80 | 48 |
| Porto Covo · 4a45ca | Active | €600,000 | €4,167 | 29.3% | 82 | 45 |
| Median comp | €607,500 | €3,760 | 36.2% | 80 | 47 |
Long-term rental This property presents a significant gap of 56.7% between the listing price and its fair value, indicating it is overpriced. With a gross yield of only 3.6% and a low neighborhood rating of 38/100, long-term rental potential is limited due to the economic and amenity challenges in the area. Buy-and-hold Given the current market conditions and the high overvaluation, this strategy may lead to poor capital appreciation for investors. The moderate condition rating of 84/100 does not compensate for the significant premium being paid over fair value.
Low Economic and Tenant Stability Risk A property with an economic stability score of 35/100 and a tenant stability score of 40/100 indicates a high risk of vacancy and inability to attract reliable tenants, potentially leading to decreased 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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