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.
3-bedroom, 2-bathroom apartment of 135 m², built in 1981. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Ideal for larger families, this apartment features a pantry with all necessary connections for easy conversion into a second bathroom, enhancing comfort and functionality.
The valuation. The asking price of €280,000 is significantly above the fair value of €193,442, indicating an overvaluation of €86,558, or 30.9%. This discrepancy suggests the property is overpriced in the current market.
Fair value modelled at €193,442 from the area baseline, adjusted for condition and location. Asking €280,000 sits €86,558 (30.9%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €322,245 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 67 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €322,245 + condition -€17,508 + location -€3,430 = modelled fair value of €193,442 (€1,433/m²), a €86,558 (30.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 389e49 | Subject | €280,000 | €2,074 | — | 67 | 46 |
| estrada de Palmela Rio da Figueira | Active | €228,000 | €2,327 | 12.2% | 70 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 09025f | Active | €290,000 | €2,117 | 2.1% | 65 | 56 |
| rua Cidade de Leiria, 3 | Active | €329,950 | €2,185 | 5.4% | 68 | 52 |
| Setúbal (São Sebastião) · 6d5385 | Active | €300,000 | €2,521 | 21.5% | 68 | 45 |
| Median comp | €295,000 | €2,256 | 8.8% | 68 | 49 |
Long-term rental This property is positioned at €280,000, which is significantly above the fair value of €193,442, indicating it is overpriced by 30.9%. With a gross yield of 4.7% and a neighborhood score of 46/100, the long-term rental strategy may face challenges in attracting tenants due to higher costs relative to the local market. Family rental While the property offers ample space with 135m², its pricing at €280,000 makes it less attractive for families seeking affordable accommodation in a rural setting. The current neighborhood rating of 46/100 further suggests that the appeal for family rentals is limited, posing risks for return on investment. Not ideal for Student housing, Luxury market, Short-term vacation rental
Economic Risk With an economic stability score of 35/100, there is a significant risk of economic downturn impacting property values and rental income potential.
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