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, 2-bathroom apartment of 140 m², built in 2011, energy rating B. Located on avenida Belo Horizonte, 226, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a private terrace ideal for outdoor entertaining, complemented by picturesque views of the Sado River from the balcony.
The valuation. The asking price of €410,000 is significantly above the fair value of €233,548, resulting in an overpriced status of €176,452 (43.0%).
Fair value modelled at €233,548 from the area baseline, adjusted for condition and location. Asking €410,000 sits €176,452 (43.0%) above — overpriced versus fair value.
Asking €410,000 versus the avenida Belo Horizonte, 226 area baseline of €334,180 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Belo Horizonte, 226
Area baseline €334,180 + condition +€6,781 + location +€4,446 = modelled fair value of €233,548 (€1,668/m²), a €176,452 (43.0%) gap versus the €410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Belo Horizonte, 226 | Subject | €410,000 | €2,929 | — | 75 | 55 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 24.2% | 74 | 51 |
| rua José Pereira Martins, 25 | Active | €359,000 | €2,872 | 1.9% | 80 | 39 |
| rua Fernando Santos, 84 | Active | €464,000 | €2,900 | 1.0% | 78 | 48 |
| avenida de Angola | Active | €320,000 | €3,265 | 11.5% | 75 | 48 |
| Median comp | €399,500 | €3,083 | 5.3% | 77 | 48 |
Long-term rental The €410,000 listing price represents a 43.0% premium over the fair value of €233,548, making the property overpriced for long-term rental investment. With a gross yield of 4%, the returns do not justify this elevated cost in a moderately rated neighbourhood. Value-add renovation While the current condition rating of 78/100 suggests potential, the property is still overpriced at €410,000, exceeding its fair value significantly. Renovations may improve tenant quality and amenities, but the initial investment remains less attractive given the current market valuation. Family rental The listing price of €410,000 indicates it is overpriced, particularly in a neighbourhood rated only 55/100, which limits family demand. Although family rentals often target larger spaces, this property’s inflated price does not align with the apartment's value or the local market conditions.
Economic Vulnerability The property has a low economic stability score of 50, indicating heightened risk due to potential local market downturns. Tenant Risk With a tenant stability score of 60, there is a moderate risk of tenant turnover impacting consistent rental income.
