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.
4-bedroom, 2-bathroom apartment of 114 m² on the 7th floor, built in 1972, energy rating B. Located on avenida Bento Gonçalves, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Stunning panoramic views of the Sado River, Atlantic Ocean, and Serra da Arrábida from the open-plan living space and master bedroom set this apartment apart in the city center.
The valuation. The asking price of €490,000 is significantly above the fair value of €194,558, sitting at €295,442 (60.3%) over what can be justified. This property is considered overpriced.
Fair value modelled at €194,558 from the area baseline, adjusted for condition and location. Asking €490,000 sits €295,442 (60.3%) above — overpriced versus fair value.
Asking €490,000 versus the avenida Bento Gonçalves area baseline of €181,032 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 85 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 50 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
avenida Bento Gonçalves
Area baseline €181,032 + condition +€14,250 + location -€724 = modelled fair value of €194,558 (€1,707/m²), a €295,442 (60.3%) gap versus the €490,000 asking price.
Long-term rental The property is priced at €490,000, significantly above its fair value of €194,558, indicating it is overpriced by 60.3%. With a gross yield of only 3.6%, the potential returns do not justify the elevated asking price in a neighborhood with limited economic opportunities. Buy-and-hold Investing in this property as a buy-and-hold strategy seems impractical due to its substantial overpricing compared to its fair value. The combination of a low yield and a neighborhood score of 49/100 suggests that long-term appreciation is unlikely to compensate for the initial investment cost.
Economic Vulnerability The economic stability score of 50/100 indicates a potential risk in market fluctuations that could affect property value and rental income.
