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 84 m², built in 2002, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features a closed balcony which enhances natural light and provides additional versatile living space, making it ideal for relaxation or a small home office.
The valuation. The asking price of €280,000 is significantly above its fair value of €129,437, representing a difference of €150,563 (53.8%). Verdict: overpriced.
Fair value modelled at €129,437 from the area baseline, adjusted for condition and location. Asking €280,000 sits €150,563 (53.8%) above — overpriced versus fair value.
Asking €280,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €133,392 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 35 · Amenities 50 · Economic 30 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €133,392 + condition -€2,888 + location -€1,067 = modelled fair value of €129,437 (€1,541/m²), a €150,563 (53.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 99f3c3 | Subject | €280,000 | €3,333 | — | 75 | 48 |
| rua de Aljubarrota, 3 | Active | €285,000 | €3,563 | 6.9% | 76 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f710 | Active | €299,000 | €3,785 | 13.5% | 72 | 52 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 0% | 75 | 51 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 3.1% | 70 | 63 |
| Median comp | €282,500 | €3,501 | 5.0% | 74 | 52 |
Long-term rental The 2-bed apartment in Setúbal presents a gross yield of just 3.6%, which is insufficient to justify the purchase price significantly above fair value. Given the neighbourhood's low rating of 48/100 and the property's condition, long-term rental prospects are weak, indicating this investment is overpriced. Value-add renovation Despite the apartment's current condition being rated at 73/100, the 53.8% gap from fair value suggests that any potential renovation may not lead to adequate returns on investment. Therefore, the property’s price makes value-add renovations less appealing, as it remains overpriced in the market. Short-term vacation rental With the property's location in a rural part of Portugal and a low neighbourhood rating, it lacks the appeal necessary for a successful short-term vacation rental strategy. As a result, the price does not reflect any viable opportunity for this strategy, as the property remains overpriced. Luxury market The 2-bed apartment is not aligned with the expectations of the luxury market, especially given its rural context and the neighborhood rating. Consequently, the current listing price is not justifiable within this segment, further supporting that the property is overpriced. Student housing The property's location and condition make it less suitable for a student housing strategy, as it lacks proximity to educational institutions or vibrant local amenities. Therefore, the listing price does not reflect an appropriate investment opportunity, positioning the property as overpriced for this purpose.
High Vacancy Risk With an economic stability score of 30/100 and a tenant stability score of 50/100, there is a significant risk of high vacancy rates due to an unstable economic environment and moderate tenant retention.
