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 70 m². Located on avenida Bento Jesus Caraça, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features an enclosed balcony and an open-plan living area, allowing for optimal natural light and an unobstructed view of the surroundings, enhancing its appeal.
The valuation. The asking price of €199,900 is substantially above the fair value of €95,805, representing an overvaluation of €104,095 (52.1%). This makes it a less attractive investment opportunity given the market conditions.
Fair value modelled at €95,805 from the area baseline, adjusted for condition and location. Asking €199,900 sits €104,095 (52.1%) above — overpriced versus fair value.
Asking €199,900 versus the avenida Bento Jesus Caraça area baseline of €167,090 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 44/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
avenida Bento Jesus Caraça
Area baseline €167,090 + condition -€12,688 + location -€2,668 = modelled fair value of €95,805 (€1,369/m²), a €104,095 (52.1%) gap versus the €199,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento Jesus Caraça | Subject | €199,900 | €2,856 | — | 65 | 44 |
| avenida D. Manuel I | Active | €220,000 | €2,857 | 0.1% | 65 | 45 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 8.9% | 68 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 23.3% | — | 59 |
| rua de Damão | Active | €278,000 | €3,610 | 26.4% | 60 | 46 |
| Median comp | €252,500 | €3,316 | 16.1% | 65 | 50 |
Long-term rental The 2-bed apartment in Setúbal is overpriced by 52.1% compared to its fair value, which diminishes its potential as a long-term rental investment despite a gross yield of 4%. With a neighbourhood score of only 44/100, attracting reliable tenants may prove challenging in the current market conditions. Buy-and-hold The current listing price of €199,900 is significantly above the fair value of €95,805, indicating that the apartment is not positioned favorably for a buy-and-hold strategy. The combination of a low yield and an unfavorable neighbourhood rating suggests limited appreciation potential over time, making this investment less attractive. Not ideal for Luxury market Considering the property’s condition rating of 63/100 and its location in a rural area, it does not meet the expectations typically associated with luxury market investments. The high listing price exacerbates its unsuitability for this segment, as it falls well above its assessed value. Not ideal for Short-term rental With an inflated pricing that reflects a 52.1% premium over fair value and a low neighbourhood score, this property lacks the characteristics necessary for a successful short-term rental strategy. Its rural setting further diminishes its appeal to tourists, who often seek more vibrant locations.
Economic Vulnerability The property faces significant risk due to its low economic stability score of 35/100, indicating a weak financial environment that could impact tenant demand and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
