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.
3-bedroom, 5-bathroom house of 200 m², energy rating A. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. The property features tailored architectural details, such as floor-to-ceiling windows that enhance natural light and offer uninterrupted views of the surrounding landscape.
The valuation. The asking price of €885,000 is slightly above the fair value of €861,111, representing a difference of €23,889, or 2.8%. This property is deemed fairly priced, making it a solid option for investment.
Fair value modelled at €861,111 from 6 comparable sales in the area. Asking €885,000 sits €23,889 (2.8%) above — overpriced versus fair value.
Asking €885,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €711,412 (€3,557/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €711,412, adjusted for condition and micro-location, gives a modelled fair value of €861,111 (€4,306/m²), a €23,889 (2.8%) gap versus the €885,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · e54bca | Subject | €885,000 | €4,425 | — | 94 | 72 |
| rua Doutor Fernando Vale | Active | €678,000 | €4,676 | 5.7% | 84 | 59 |
| rua de São Gonçalinho | Active | €678,000 | €3,390 | 23.4% | 80 | 54 |
| Azeitão (São Lourenço e São Simão) · d74969 | Active | €790,000 | €4,389 | 0.8% | — | 60 |
| Azeitão (São Lourenço e São Simão) · 76b3ce | Active | €840,000 | €2,828 | 36.1% | 92 | 58 |
| Median comp | €734,000 | €3,890 | 12.1% | 84 | 59 |
Long-term rental Given the fair valuation of the property at €861,111, investing in long-term rental may not provide significant immediate upside due to the small 2.8% gap from fair value. However, with a gross yield of 2.7%, it can still generate stable rental income in a suburban area with good tenant quality. Family rental The property’s condition rating of 86/100 suggests it is well-maintained, making it suitable for family rental candidates who prioritize quality living spaces. While the neighbourhood score of 72/100 indicates decent amenities, the pricing reflects an appreciation for family units rather than mere investment returns. Buy-and-hold As the property is fairly valued, the buy-and-hold strategy should be approached cautiously, given the limited capital appreciation implied by a 2.8% gap to fair value. Those looking to invest for the long term can benefit from steady rental income but should be mindful of market dynamics in the suburban Greater Lisbon area to ensure future appreciation aligns with investment goals.
Potential tenant turnover risk The combined economic and tenant stability scores of 75/100 indicate a moderate risk of tenant turnover which could affect cash flow positively or negatively depending on market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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