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 Feature: The apartment includes a versatile 20m² attic space, ideal for storage or creating a cozy retreat, enhancing its usability and charm in a central location.
The valuation. The asking price of €248,000 is significantly above the fair value of €133,956, representing an overprice of €114,044 (46.0%). This suggests that the property may not be a sound investment at its current listing. Buy-to-flip angle. A buy-to-flip strategy appears challenging due to the high asking price, which would require significant appreciation to achieve profitable resale. Quick renovations could attract buyers, but the current valuation limits potential profits. Buy-to-let angle. The estimated rental income of €827/month provides a gross yield of 4%, which is competitive for the area. However, the mixed neighborhood rating may affect tenant demand and rental stability in the long term.
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 €190,960 (€2,387/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.
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.
praceta Dom Jorge de Lencastre, 2
Area baseline €190,960 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Dom Jorge de Lencastre, 2 | Subject | €248,000 | €3,100 | — | 80 | 55 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 8.6% | 78 | 49 |
| rua São Jorge, 14 | Active | €285,000 | €2,740 | 11.6% | 82 | 55 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 10.9% | 70 | 63 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 22.6% | 75 | 49 |
| Median comp | €280,000 | €3,403 | 9.8% | 77 | 52 |
Long-term rental The property, priced at €248,000, is currently 46% above its fair value of €133,956, indicating that it is overpriced. Given the gross yield of 4% and the average neighbourhood amenities, rental returns may not justify the high entry price. Family rental While the apartment could appeal to family renters, its 46% premium over fair value suggests it is overpriced for the market. The neighbourhood's average school quality and amenities may not attract families willing to pay a premium. Buy-and-hold With a purchase price significantly above its fair value, the property represents an opportunity cost for a buy-and-hold strategy, as it is overpriced at €248,000. The low gross yield of 4% makes it challenging to sustain long-term investment growth in the current market environment.
Tenant turnover risk The tenant stability score of 55/100 indicates a potential for high tenant turnover, which may lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
