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. This apartment features a private terrace that offers panoramic views of the Sado River and includes three televisions strategically placed throughout for optimal viewing enjoyment.
The valuation. The asking price of €410,000 sits €25,370 (6.2%) above the fair value of €384,630, indicating that the property is overpriced. As such, the asking price does not present a compelling opportunity for prospective buyers.
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 €222,320 (€1,588/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. Full condition report →
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. Full location report →
avenida Belo Horizonte, 226
Area baseline €222,320 + 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.
Long-term rental The property has a gross yield of 4%, which is relatively modest against the backdrop of a fair value calculation indicating it is overpriced at €410,000. Given the rating of 55/100 for the neighborhood, investor demand may lag, impacting the attractiveness for long-term rental strategies. Value-add renovation With a current condition rating of 78/100, there is limited potential for significant appreciation through renovation to justify the high purchase price of €410,000, which is already beyond its fair value. The existing neighborhood score suggests that any value-add initiatives may not sufficiently elevate the property to meet or exceed investor expectations. Family rental As the property is priced at €410,000, which is 6.2% above its fair value, it may struggle to attract family renters who typically seek value-for-money options in neighborhoods with a lower 55/100 score. Furthermore, with limited amenities catering specifically to family needs in the surrounding area, the appeal for this strategy is further diminished.
Economic Vulnerability The property may face increased risk due to a low Economic stability score of 50/100, implying potential volatility in the local economy impacting tenant retention.
