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 102 m², built in 2012. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts ample natural light and has already undergone selective improvements to enhance its functionality while retaining a well-maintained feel despite its age.
The valuation. The asking price of €210,000 sits €86,305 (41.1%) above the fair value of €123,695. This property is overpriced according to the current market analysis.
Fair value modelled at €123,695 from the area baseline, adjusted for condition and location. Asking €210,000 sits €86,305 (41.1%) above — overpriced versus fair value.
Asking €210,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €243,474 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 55 · Materials 50 · Room dimensions 54). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (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 €243,474 + condition -€36,337 + location -€1,944 = modelled fair value of €123,695 (€1,213/m²), a €86,305 (41.1%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4bc79f | Subject | €210,000 | €2,059 | — | 55 | 47 |
| rua Diogo Cão | Active | €225,000 | €2,368 | 15.0% | 45 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 09025f | Active | €290,000 | €2,117 | 2.8% | 65 | 56 |
| rua António José Baptista | Active | €461,000 | €2,086 | 1.3% | 55 | 52 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 023818 | Active | €345,000 | €2,285 | 11.0% | 55 | 49 |
| Median comp | €317,500 | €2,201 | 6.9% | 55 | 51 |
Long-term rental Given the property's gross yield of 4.7% and the high gap of 41.1% to its fair value, the financial position favors a cautious approach to long-term rental. With the neighborhood score of 47/100, tenant quality and demand may not support the current asking price, suggesting that investing here could lead to lower returns than anticipated. Value-add renovation Despite the potential for improvements, the property's current condition score of 52/100 indicates significant work is needed to maximize its appeal and value. The high price point relative to its fair value, along with the neighborhood limitations, means any renovation project may struggle to justify the initial investment, leading to uncertain outcomes. Short-term vacation rental The property's characteristics and location suggest it is not ideal for short-term vacation rental, especially given the lower neighborhood score. With the potential market not meeting the high asking price, this strategy is likely to result in disappointing occupancy and revenue. Luxury market Targeting the luxury market is not advisable for this property due to its fair value significantly lagging behind the asking price. The rural location, combined with a low neighborhood score, greatly limits its ability to attract high-end tenants or buyers willing to pay a premium.
High Economic Volatility With an economic stability score of 35/100, there's a significant risk that economic fluctuations may impact rental income and property values negatively.
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