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, 1-bathroom apartment of 53 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers convenient parking options for a car or motorcycle, enhancing its appeal in the bustling area of Setúbal, a rarity for such locations. Additional Highlights: The property is situated within walking distance to supermarkets, schools, and public transport, ensuring easy access to daily necessities.
The valuation. The asking price of €220,000 is significantly above the fair value of €92,085, representing an overprice of €127,915 (58.1%). This indicates that the property is not a sound investment based on its current market valuation.
Fair value modelled at €92,085 from the area baseline, adjusted for condition and location. Asking €220,000 sits €127,915 (58.1%) above — overpriced versus fair value.
Asking €220,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €126,511 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 75 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 65 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €126,511 + condition +€4,555 + location +€3,367 = modelled fair value of €92,085 (€1,737/m²), a €127,915 (58.1%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · b7b6e9 | Subject | €220,000 | €4,151 | — | 75 | 60 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 9.2% | — | 55 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 14.0% | 75 | 48 |
| Setúbal (São Sebastião) · cfe2c0 | Active | €215,000 | €4,057 | 2.3% | 85 | 57 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 2.4% | 79 | 56 |
| Median comp | €255,000 | €4,055 | 2.3% | 79 | 56 |
Long-term rental This property appears overpriced at €220,000 compared to the fair value of €92,085, leaving a significant gap of 58.1%. With a gross yield of only 3.8% and a neighbourhood rating of 60/100, it may not generate the returns expected for a long-term rental investment. Family rental The asking price of €220,000 for this apartment is markedly above the fair value of €92,085, resulting in an excessive price gap of 58.1%. Given the property's condition rating of 81/100, it may appeal to families, but the limited yield of 3.8% raises concerns about long-term financial viability. Buy-and-hold This property, priced at €220,000, stands significantly above its fair value of €92,085, representing an alarming gap of 58.1%. The gross yield of 3.8% suggests that retaining ownership in hope of appreciation may be a risky strategy given the current pricing dynamics. Not ideal for Luxury market, Student housing, Short-term vacation rental The investment's high price point renders it unsuitable for the luxury market, while the yield does not support effective student housing options or short-term vacation rentals. It is essential to align investment strategies with properties that offer better value for their intended use.
Economic and Tenant Instability The property faces a risk of fluctuating occupancy rates and rental income due to both its economic stability score of 60/100 and tenant stability score of 60/100, indicating a potentially volatile investment environment.
