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.
4-bedroom, 2-bathroom apartment of 146 m², energy rating D. Located on rua das Areias, 9, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts an open balcony off one bedroom and a closed balcony in the kitchen, enhancing indoor-outdoor living and natural light flow.
The valuation. The asking price of €370,000 is significantly above the fair value of €251,740, indicating an overpriced condition by €118,260, or 32.0%. This discrepancy makes it a less attractive investment opportunity.
Fair value modelled at €251,740 from the area baseline, adjusted for condition and location. Asking €370,000 sits €118,260 (32.0%) above — overpriced versus fair value.
Asking €370,000 versus the rua das Areias, 9 area baseline of €372,884 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua das Areias, 9
Area baseline €372,884 + condition +€17,109 + location +€2,782 = modelled fair value of €251,740 (€1,724/m²), a €118,260 (32.0%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Areias, 9 | Subject | €370,000 | €2,534 | — | 80 | 53 |
| rua Bombeiros de Setúbal | Active | €380,000 | €2,568 | 1.3% | 75 | 45 |
| rua Jerónimo Osório de Castro, 3 | Active | €600,000 | €2,459 | 3.0% | 75 | 49 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 0.6% | 75 | 48 |
| Setúbal (São Sebastião) · 6d5385 | Active | €300,000 | €2,521 | 0.5% | 68 | 45 |
| Median comp | €362,500 | €2,520 | 0.6% | 75 | 47 |
Long-term rental The current listing price of €370,000 is significantly above the fair value of €251,740, indicating the property is overpriced by 32.0%. This pricing makes it less attractive for long-term rental opportunities given the negligible gross yield and the limited economic activity in the area. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise since its valuation at €370,000 exceeds the fair value by a substantial margin of 32.0%. The combination of low yield potential and an average neighbourhood rating further diminishes the viability of holding this investment long-term.
Economic vulnerability The property has a low economic stability score of 45/100, indicating a potential for decreased demand or declining property values in the area.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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