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 80 m², energy rating D. Located on praceta Dom Jorge de Lencastre, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a renovated 20m² attic space, providing additional storage or living options in a quiet city center neighborhood. Condition: Shows minimal signs of wear with modern finishes.
The valuation. The asking price of €248,000 is €27,711 (11.2%) above the fair value of €220,289. This indicates that the property is overpriced.
Fair value modelled at €133,956 from the area baseline, adjusted for condition and location. Asking €248,000 sits €114,044 (46.0%) above — overpriced versus fair value.
Asking €248,000 versus the praceta Dom Jorge de Lencastre, 2 area baseline of €127,040 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 76 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 55/100 (Housing Market 50 · Amenities 55 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
praceta Dom Jorge de Lencastre, 2
Area baseline €127,040 + condition +€4,375 + location +€2,541 = modelled fair value of €133,956 (€1,674/m²), a €114,044 (46.0%) gap versus the €248,000 asking price.
Long-term rental The property is currently listed at €248,000, which exceeds its fair value of €220,289 by 11.2%, indicating it is overpriced. With a gross yield of 4%, this investment may not provide satisfactory returns given the initial capital outlay. Family rental The apartment's suburban location offers moderate access to amenities, but the average school quality may deter some potential tenants, making it less attractive for family rentals. At €248,000, the price point places it above fair value, which could limit demand in this market segment. Buy-and-hold Investing in this property for the long term may be risky, as its current listing price of €248,000 is considerably higher than the estimated fair value of €220,289. Additionally, the underlying economic and housing market conditions in the neighbourhood suggest that future appreciation might not justify the current investment premium.
Economic Downturn Risk With an economic stability score of 60/100 and a tenant stability score of 55/100, there is a significant risk that an economic downturn could further impact tenant retention and rent collections, increasing vacancy rates and reducing overall profitability.
