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 79 m² on the 2nd floor, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment’s large living room not only offers excellent natural light but also retains the flexibility of reverting to a T3 configuration if desired.
The valuation. The asking price of €200,000 significantly exceeds the fair value of €105,109, making it overpriced by €94,891 (47.4%). This discrepancy suggests the property may not be a prudent investment choice.
Fair value modelled at €105,109 from the area baseline, adjusted for condition and location. Asking €200,000 sits €94,891 (47.4%) above — overpriced versus fair value.
Asking €200,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €188,573 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 55 · Room dimensions 63). Below-median condition lowers fair value versus a renovated baseline unit.
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.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €188,573 + condition -€21,848 + location +€1,505 = modelled fair value of €105,109 (€1,330/m²), a €94,891 (47.4%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0237b1 | Subject | €200,000 | €2,532 | — | 60 | 53 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 20.6% | 70 | 46 |
| Setúbal (São Sebastião) · 4ba223 | Active | €175,000 | €2,612 | 3.2% | — | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 09025f | Active | €290,000 | €2,117 | 16.4% | 65 | 56 |
| estrada de Palmela Rio da Figueira | Active | €228,000 | €2,327 | 8.1% | 70 | 46 |
| Median comp | €213,500 | €2,222 | 12.2% | 70 | 48 |
Long-term rental The property in Setúbal, listed at €200,000, is overpriced by 47.4% compared to its fair value of €105,109, suggesting diminished potential for returns over time. With a gross yield of only 4.4% and a condition score of 57/100, the investment shows limited appeal for sustainable rental income. Family rental This 2-bed apartment in Setúbal is priced excessively, with a significant gap between the listing price and its fair value undermining its attractiveness for family rentals. The low neighbourhood ratings of 53/100 and the property’s challenging condition score suggest that demand may be limited in a stable rural community. Buy-and-hold The €200,000 valuation for the apartment is overpriced at 47.4% above its fair value of €105,109, raising concerns about long-term capital appreciation. Given the property’s gross yield of just 4.4% and location in a rural area with limited amenities, it may not provide the necessary returns for a successful buy-and-hold strategy.
Economic vulnerability The economic stability score of 45/100 indicates a significant risk of declining market conditions that could impact rental income and property values.
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