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 104 m², built in 1977, energy rating E. Located on praceta Cabo da Boa Esperança, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features extensive outdoor living with a 100m² private terrace equipped with a barbecue and stunning views of the Sado River, enhancing its appeal for entertainment and relaxation.
The valuation. The asking price of €389,900 is significantly above the fair value of €173,104, reflecting a disparity of €216,796 (55.6%). This property is considered overpriced based on current market conditions.
Fair value modelled at €173,104 from the area baseline, adjusted for condition and location. Asking €389,900 sits €216,796 (55.6%) above — overpriced versus fair value.
Asking €389,900 versus the praceta Cabo da Boa Esperança area baseline of €165,152 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
praceta Cabo da Boa Esperança
Area baseline €165,152 + condition +€8,612 + location -€661 = modelled fair value of €173,104 (€1,664/m²), a €216,796 (55.6%) gap versus the €389,900 asking price.
Long-term rental The property is overpriced at €389,900 compared to the fair value of €173,104, indicating a significant gap of 55.6%. With a gross yield of 4% and a neighborhood rating of 49/100, this investment does not offer compelling returns for long-term rental purposes. Family rental Given its pricing and fair value gap, the property may not appeal to families seeking affordable housing options, as it is listed 55.6% above fair value. The rural location and moderate 80/100 condition may further diminish its attractiveness as a family rental despite a gross yield of 4%.
Low Economic Stability Risk The property is located in an area with a low economic stability score of 45/100, indicating potential vulnerabilities in market demand and job growth which could lead to higher vacancy rates.
