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.
1-bedroom, 1-bathroom apartment of 55 m², built in 1980, energy rating D. Located on rua José Luciano de Carvalho, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features a balcony with views of the surrounding area and is situated near essential amenities, enhancing convenience for everyday living.
The valuation. The asking price of €170,000 is significantly above the fair value of €77,618, representing a 54.3% premium. This valuation indicates that the property is overpriced and may not provide a profitable entry point for investors.
Fair value modelled at €77,618 from the area baseline, adjusted for condition and location. Asking €170,000 sits €92,382 (54.3%) above — overpriced versus fair value.
Asking €170,000 versus the rua José Luciano de Carvalho, 2 area baseline of €131,285 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 62 · Materials 66 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua José Luciano de Carvalho, 2
Area baseline €131,285 + condition -€9,023 + location -€699 = modelled fair value of €77,618 (€1,411/m²), a €92,382 (54.3%) gap versus the €170,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Luciano de Carvalho, 2 | Subject | €170,000 | €3,091 | — | 62 | 48 |
| Setúbal (São Sebastião) · 4a7eae | Active | €282,000 | €3,525 | 14.0% | 68 | 54 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 20.1% | — | 55 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 0.6% | 68 | 53 |
| avenida D. Manuel I | Active | €220,000 | €2,857 | 7.6% | 65 | 45 |
| Median comp | €250,000 | €3,318 | 7.3% | 68 | 54 |
Long-term rental The 1-bed apartment in Setúbal is overpriced by 54.3% compared to its fair value of €77,618, making it a less attractive option for long-term rental investments. With a gross yield of only 4.7% and a neighborhood rating of 48/100, the potential rental income does not justify the high acquisition cost. Buy-and-hold Investing in this property as a buy-and-hold strategy poses significant risk given its current overpriced status and a fair value gap of 54.3%. The rural setting, combined with limited amenities and economic opportunities, suggests that the property may not appreciate in value as expected over time.
Economic Vulnerability The property faces significant economic risk with a low economic stability score of 45/100, indicating potential volatility in income and property value.
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