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 75 m² on the 2nd floor, built in 1978, energy rating D. Located on avenida do Alentejo, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features large windows that enhance natural light and offer views of the surrounding greenery, contributing to its inviting atmosphere.
The valuation. The asking price of €285,000 is significantly higher than the fair value of €119,795, representing an overvaluation of €165,205 (58.0%). This makes the property overpriced relative to its true market value.
Fair value modelled at €119,795 from the area baseline, adjusted for condition and location. Asking €285,000 sits €165,205 (58.0%) above — overpriced versus fair value.
Asking €285,000 versus the avenida do Alentejo area baseline of €191,550 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
avenida do Alentejo
Area baseline €191,550 + condition +€1,172 + location -€476 = modelled fair value of €119,795 (€1,597/m²), a €165,205 (58.0%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Alentejo | Subject | €285,000 | €3,800 | — | 75 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 7.3% | — | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 11.5% | 72 | 45 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 11.4% | 78 | 49 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 18.4% | 80 | 55 |
| Median comp | €249,000 | €3,366 | 11.4% | 78 | 52 |
Long-term rental This 2-bed apartment in Setúbal is overpriced at €285,000, significantly exceeding its fair value of €119,795, leaving a gap of 58.0%. With a gross yield of 3% and a neighborhood score of 49/100, the property presents limited upside for long-term rental viability in a rural location with economic activity constraints. Agricultural investment Investing in this apartment as an agricultural venture may not be ideal, given its high listing price of €285,000 against the fair value of €119,795, indicating a significant 58.0% overpricing. The rural focus of the area also imposes limitations on broader market appeal and economic potential, suggesting a less favorable environment for agricultural investment.
High Economic Risk The economic stability score of 35/100 indicates a weak local economy, which may lead to higher vacancy rates and reduced rental income.**
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