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 83 m², energy rating C. Located on rua José Pedro da Silva, 9, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This fully renovated apartment includes an open-plan living room and kitchen, fostering a seamless blend of aesthetic appeal and functionality, ideal for modern urban living.
The valuation. The asking price of €299,000 sits 52.9% above the fair value of €140,682, indicating it is overpriced. This significant discrepancy raises concerns about the long-term viability of this investment given current market conditions.
Fair value modelled at €140,682 from the area baseline, adjusted for condition and location. Asking €299,000 sits €158,318 (52.9%) above — overpriced versus fair value.
Asking €299,000 versus the rua José Pedro da Silva, 9 area baseline of €198,121 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua José Pedro da Silva, 9
Area baseline €198,121 + condition +€5,188 + location +€3,691 = modelled fair value of €140,682 (€1,695/m²), a €158,318 (52.9%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Pedro da Silva, 9 | Subject | €299,000 | €3,602 | — | 80 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · dbd4bc | Active | €265,000 | €3,313 | 8.0% | 76 | 49 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 19.5% | 76 | 56 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 8.0% | 74 | 47 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 7.5% | 75 | 51 |
| Median comp | €272,500 | €3,313 | 8.0% | 76 | 50 |
Long-term rental The current listing price of €299,000 indicates that the property is overpriced compared to its fair value of €140,682, resulting in a significant gap of 52.9%. Additionally, the gross yield of 3.6% is relatively low, particularly in a neighbourhood scoring only 57/100 for tenant quality, making it less attractive for long-term rental investors. Family rental While the property could theoretically accommodate families, its €299,000 price tag is markedly inflated against the fair value of €140,682, highlighting a gap of 52.9%. Furthermore, with a neighbourhood score of 57/100 and a gross yield of 3.6%, the investment does not align with the financial goals typically sought by families in rental markets.
Economic Vulnerability The property faces a significant risk due to the low economic stability score of 45/100, which indicates potential fluctuations in rental income.
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