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 house of 127 m². Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes direct access to a 60m² garden and a generous 67m² garage, providing ample outdoor and storage space in a well-organized layout.
The valuation. The asking price of €495,000 is significantly above the fair value of €210,088, sitting at a staggering €284,912 (57.6%) over the fair market value. This property is clearly overpriced. Buy-to-flip angle. A buy-to-flip strategy would face significant challenges given the high asking price and current market conditions. Potential renovations might not yield a profitable return based on the existing fair value. Buy-to-let angle. With a gross yield of only 2.2% (~€908/month estimated), the rental income potential remains limited. Additionally, the property's rural location may hinder tenant demand, impacting long-term viability.
Fair value modelled at €210,088 from the area baseline, adjusted for condition and location. Asking €495,000 sits €284,912 (57.6%) above — overpriced versus fair value.
Asking €495,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €324,358 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 81 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €324,358 + condition +€3,572 + location +€4,840 = modelled fair value of €210,088 (€1,654/m²), a €284,912 (57.6%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4b8f97 | Subject | €495,000 | €3,898 | — | 75 | 56 |
| beco do Girassol | Active | €575,000 | €3,382 | 13.2% | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 1e6259 | Active | €575,000 | €3,938 | 1.0% | 73 | 54 |
| Gâmbia-Pontes-Alto da Guerra · 6d530a | Active | €595,000 | €2,479 | 36.4% | 73 | 49 |
| urbanização Quinta da Serralheira | Active | €575,000 | €3,423 | 12.2% | — | 53 |
| Median comp | €575,000 | €3,403 | 12.7% | 73 | 51 |
Long-term rental The current listing price of €495,000 suggests the property is overpriced, given the fair value of €210,088 and a substantial gap of 57.6%. With a gross yield of only 2.2%, this investment may struggle to generate sufficient returns in a location influenced by industrial proximity and rural characteristics. Buy-and-hold Investing in this property at the current asking price would likely result in disappointing long-term appreciation, as it is significantly above the fair value. The combination of a low gross yield of 2.2% and a neighbourhood score of 56/100 indicates that holding onto this asset may not be ideal for capturing value in the future. Value-add renovation While renovations could improve the property’s condition from a score of 77/100, the high purchase price of €495,000 makes this strategy less attractive. The extensive gap from the fair value suggests that even substantial improvements might not yield a satisfactory return on investment given the current market dynamics.
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 60/100, there is a significant risk of fluctuating rental income and increased vacancy rates due to potential economic challenges and tenant turnover.
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