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 house of 151 m², energy rating G. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property includes a substantial 5,000 m² land area with a well and offers potential for extensive renovation and development due to its prime location near Setúbal.**
The valuation. The asking price of €200,000 sits substantially above the fair value of €102,426, indicating an overvaluation of €97,574, or 48.8%. This property does not represent a sound investment at the current asking price.
Fair value modelled at €102,426 from the area baseline, adjusted for condition and location. Asking €200,000 sits €97,574 (48.8%) above — overpriced versus fair value.
Asking €200,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €385,654 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 18/100 (Condition 15 · Materials 20 · Room dimensions 25). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €385,654 + condition -€134,484 + location -€2,877 = modelled fair value of €102,426 (€678/m²), a €97,574 (48.8%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · dbd4b5 | Subject | €200,000 | €1,325 | — | 15 | 47 |
| avenida Manuel Maria Portela | Active | €160,000 | €1,584 | 19.6% | 12 | 54 |
| rua da Areia, 148 | Active | €280,000 | €2,718 | 105.2% | 50 | 56 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · c1f13c | Active | €270,000 | €2,077 | 56.8% | — | 43 |
| Setúbal (São Sebastião) · 49b957 | Active | €450,000 | €1,607 | 21.3% | 60 | 58 |
| Median comp | €275,000 | €1,842 | 39.1% | 50 | 55 |
Value-add renovation The property is significantly overpriced, with a fair value of €102,426 indicating a gap of 48.8%. Given its low condition rating of 18/100, any renovation efforts would need to be carefully evaluated against the high purchase price. Long-term rental While the gross yield of 8.1% may attract long-term rental interest, the high listing price of €200,000 compared to its fair value emphasizes that the property is overpriced. Additionally, the rural location and economical challenges may restrict the tenant pool and rental income potential.
Low Tenant Retention Risk Tenants may not stay long-term due to low tenant stability score of 45/100, which could lead to increased vacancy and turnover costs.
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