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 €265,616 (€2,554/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 €265,616 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Cabo da Boa Esperança | Subject | €389,900 | €3,749 | — | 78 | 49 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 24.1% | 72 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5ac0 | Active | €360,000 | €3,529 | 5.9% | 75 | 56 |
| Setúbal (São Sebastião) · 25f69f | Active | €265,000 | €3,313 | 11.6% | 65 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 25f8ff | Active | €515,000 | €3,388 | 9.6% | 73 | 57 |
| Median comp | €355,000 | €3,351 | 10.6% | 73 | 54 |
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.
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