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 house of 244 m², built in 2022, energy rating A. Located on praça da República, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. This villa features an original indoor garden that enhances light and greenery within the spacious 70 m² living area, creating a unique blend of comfort and nature.
The valuation. The asking price of €1,285,000 is significantly above the fair value of €985,780, indicating an overvaluation of €299,220 (30.4%). This property does not present a fair market opportunity.
Fair value modelled at €985,780 from 6 comparable sales in the area. Asking €1,285,000 sits €299,220 (30.4%) above — overpriced versus fair value.
Asking €1,285,000 versus the praça da República area baseline of €807,991 (€3,311/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €807,991, adjusted for condition and micro-location, gives a modelled fair value of €985,780 (€4,040/m²), a €299,220 (30.4%) gap versus the €1,285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da República | Subject | €1,285,000 | €5,266 | — | 91 | 63 |
| Venteira · f5ea3b | Active | €670,000 | €3,350 | 36.4% | 86 | 61 |
| rua Doutor Fernando Vale | Active | €678,000 | €4,676 | 11.2% | 84 | 59 |
| rua Doutor Francisco Salgado Zenha, 9 | Active | €550,000 | €3,691 | 29.9% | 88 | 65 |
| Azeitão (São Lourenço e São Simão) · d74969 | Active | €790,000 | €4,389 | 16.7% | — | 60 |
| Median comp | €674,000 | €4,040 | 23.3% | 86 | 61 |
Long-term rental The property’s gross yield of 2% indicates limited rental income potential, which diminishes its attractiveness for long-term rental strategies. Given its 30.4% gap from fair value, this investment appears overpriced, reducing the likelihood of sustainable cash flow. Family rental While the property has substantial living space, the neighborhood rating of 63/100 suggests moderate appeal for family renters. Combined with the overpriced listing, it is unlikely to attract a desirable tenant demographic willing to pay a premium. Buy-and-hold Investing in this property as a buy-and-hold opportunity poses significant risks due to its current market price being 30.4% above fair value. The low yield of 2% further complicates profitability over the long term, positioning the property unfavorably for appreciation expectations.
Tenant turnover risk The combined tenant stability score of 60/100 suggests a potential for high tenant turnover, which may lead to increased vacancies and lost 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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