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 69 m², built in 1979, energy rating C. Located on rua Doutor Álvaro Gomes, 3, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a well-organized condominium and convenient 1st-floor access, though it lacks an elevator, making it ideal for those who prefer manageable stair use.
The valuation. The asking price of €205,000 sits significantly above the fair value of €75,611, representing an excess of €129,389 or 63.1%. Verdict: overpriced.
Fair value modelled at €75,611 from the area baseline, adjusted for condition and location. Asking €205,000 sits €129,389 (63.1%) above — overpriced versus fair value.
Asking €205,000 versus the rua Doutor Álvaro Gomes, 3 area baseline of €164,703 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 48 · Materials 43 · Room dimensions 42). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Álvaro Gomes, 3
Area baseline €164,703 + condition -€33,961 + location +€0 = modelled fair value of €75,611 (€1,096/m²), a €129,389 (63.1%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Álvaro Gomes, 3 | Subject | €205,000 | €2,971 | — | 48 | 50 |
| avenida de Angola | Active | €243,000 | €3,627 | 22.1% | 44 | 56 |
| Setúbal (São Sebastião) · 6d53b8 | Active | €275,000 | €3,198 | 7.6% | — | 54 |
| rua de Damão | Active | €278,000 | €3,610 | 21.5% | 60 | 46 |
| rua José Pedro da Silva | Active | €329,999 | €3,976 | 33.8% | 45 | 56 |
| Median comp | €276,500 | €3,619 | 21.8% | 45 | 55 |
Long-term rental The property's current asking price of €205,000 significantly exceeds its fair value of €75,611, indicating it is overpriced by 63.1%. Given the gross yield of 4.5% and the location's limited economic activity, potential long-term rental income may not justify this high entry cost. Buy-and-hold With the property priced at €205,000, the gap from its fair value suggests the investment may not achieve desirable appreciation over time, as it is priced too high at 63.1% above fair value. The combination of a low condition rating of 44/100 and a neighbourhood rating of 50/100 further diminishes the attractiveness of a buy-and-hold strategy in this market.
Low Economic Stability Risk The property's economic stability score of 45/100 indicates a significant risk of economic downturns affecting tenant demand and rental income stability.
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