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.
3-bedroom, 2-bathroom apartment of 89 m², built in 1991, energy rating D. Located on rua Sebastião José da Costa, 10, Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy features: The apartment boasts high-security armored doors and pre-installation for air conditioning, enhancing both safety and comfort in a modern living environment.
The valuation. The asking price of €305,000 sits €47,109 (15.4%) above the calculated fair value of €257,891. This property is considered overpriced based on its assessed worth.
Fair value modelled at €257,891 from the area baseline, adjusted for condition and location. Asking €305,000 sits €47,109 (15.4%) above — overpriced versus fair value.
Asking €305,000 versus the rua Sebastião José da Costa, 10 area baseline of €235,494 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 63/100 (Housing Market 60 · Amenities 65 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Sebastião José da Costa, 10
Area baseline €235,494 + condition +€10,152 + location +€12,246 = modelled fair value of €257,891 (€2,898/m²), a €47,109 (15.4%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sebastião José da Costa, 10 | Subject | €305,000 | €3,427 | — | 80 | 63 |
| rua Poeta Bocage, 14 | Active | €268,000 | €2,821 | 17.7% | 76 | 65 |
| Quinta do Conde · 261dc1 | Active | €245,000 | €4,083 | 19.2% | 75 | 64 |
| Azeitão (São Lourenço e São Simão) · 001bea | Active | €330,000 | €2,063 | 39.8% | 80 | 70 |
| rua de São Tiago, 834 | Active | €256,500 | €4,205 | 22.7% | 70 | 70 |
| Median comp | €262,250 | €3,452 | 0.7% | 76 | 68 |
Long-term rental The property is overpriced at €305,000 compared to a fair value of €257,891, representing a 15.4% gap. Additionally, with a gross yield of 0%, it does not present a viable option for long-term rental investment in the competitive market landscape. Family rental Given its location and the significant price differential, the property fails to present a sound investment for family rentals. Moreover, the average neighbourhood rating of 63/100 indicates that it may not attract the desired tenant quality for family-oriented housing. Buy-and-hold The current asking price of €305,000 does not align with its fair value assessment, making it an overpriced buy-and-hold opportunity. Investors should therefore consider other options that offer better potential for capital appreciation within the suburban market. Not ideal for The property is not suitable for the luxury market due to its fair value being significantly lower than its asking price. It also does not fit well within the short-term vacation rental or student housing segments, given its low yield and neighbourhood rating.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of turnover, which could lead to increased vacancy rates and associated costs.
