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, 4-bathroom house of 149 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes an independent studio with private entrance, ideal for generating an approximate rental income of €800 per month while offering stunning sea and castle views.
The valuation. The asking price of €495,000 significantly exceeds the fair value of €252,180, indicating an overpricing of €242,820 (49.1%). This property is not a financially sound investment at its current listing. Buy-to-flip angle. A buy-to-flip strategy may struggle to yield returns, given the asking price's disparity from fair value; quick resale will likely be challenging in the current market conditions. Buy-to-let angle. With a gross yield of 3.2%, the estimated rental income of €1,320/month may be insufficient to justify investment, especially given the mixed neighborhood score of 48/100.
Fair value modelled at €252,180 from the area baseline, adjusted for condition and location. Asking €495,000 sits €242,820 (49.1%) above — overpriced versus fair value.
Asking €495,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €236,612 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €236,612 + condition +€17,461 + location -€1,893 = modelled fair value of €252,180 (€1,692/m²), a €242,820 (49.1%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 25f65b | Subject | €495,000 | €3,322 | — | 80 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 6d55b0 | Active | €575,000 | €3,382 | 1.8% | 74 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 261e52 | Active | €575,000 | €3,443 | 3.6% | 73 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 6d54d8 | Active | €575,000 | €3,382 | 1.8% | 74 | 48 |
| beco do Girassol | Active | €575,000 | €3,382 | 1.8% | 74 | 49 |
| Median comp | €575,000 | €3,382 | 1.8% | 74 | 49 |
Long-term rental The property, listed at €495,000, is overpriced with a valuation gap of 49.1% compared to its fair value of €252,180, making it a risky long-term rental investment. The average gross yield of 3.2% further indicates that this investment may not generate satisfactory returns in a peripheral neighborhood with limited infrastructure. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable given its 49.1% overpricing, as the fair value of €252,180 suggests a significant loss potential. The property’s yield of 3.2% is also inadequate, especially in a rural area with subpar amenities and tenant quality. Not ideal for The property is clearly unsuitable for the luxury market, as its characteristics do not align with high-end expectations. Additionally, the limitations present in this peripheral location also render it inappropriate for short-term vacation rentals.
High Economic Risk The economic stability score of 35/100 indicates a significant risk due to potential economic downturns affecting the property's value and rental income.
