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.
3-bedroom, 2-bathroom apartment of 123 m², energy rating C. Located on rua da Electricidade, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts an expansive balcony overlooking the tranquil garden, providing a unique outdoor living space ideal for family gatherings and relaxation.
The valuation. The asking price of €389,900 is significantly above the fair value of €199,013, leaving a disparity of €190,887 or 49.0%. Verdict: overpriced. Buy-to-flip angle. The property presents a limited buy-to-flip opportunity due to its overpriced status, with potential resale gains unlikely to cover acquisition costs. Buy-to-let angle. Given the expected gross yield is 0% due to a lack of rental demand, the long-term rental strategy may not be viable in this market.
Fair value modelled at €199,013 from the area baseline, adjusted for condition and location. Asking €389,900 sits €190,887 (49.0%) above — overpriced versus fair value.
Asking €389,900 versus the rua da Electricidade area baseline of €293,601 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 60 · Amenities 45 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua da Electricidade
Area baseline €293,601 + condition +€1,345 + location +€2,344 = modelled fair value of €199,013 (€1,618/m²), a €190,887 (49.0%) gap versus the €389,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Electricidade | Subject | €389,900 | €3,170 | — | 72 | 53 |
| praçeta das Janelas Verdes, 3 1 | Active | €329,000 | €3,500 | 10.4% | 73 | 56 |
| rua Engenheiro Ferreira Dias | Active | €275,000 | €2,865 | 9.6% | 74 | 47 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 4.7% | 74 | 46 |
| avenida Dom João | Active | €370,000 | €2,891 | 8.8% | 74 | 54 |
| Median comp | €309,500 | €2,956 | 6.7% | 74 | 51 |
Long-term rental The property is not suitable for long-term rental due to its significant price of €389,900, which is 49.0% above the fair value of €199,013. A gross yield of 0% further underscores that the investment does not offer a sustainable return for rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given its overpriced status, as the purchase price exceeds fair value by €190,887. The lack of a rental yield and the modest neighborhood ratings indicate limited potential for appreciation in the near future.
Economic and Tenant Instability Risk With an economic stability score of 50/100 and a tenant stability score of 55/100, the property faces risks due to potential economic downturns and the possibility of high tenant turnover.
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