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 80 m², built in 1974, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a modern, functional kitchen with updated appliances and easy access to public transport, enhancing daily convenience for residents.
The valuation. The asking price of €265,000 is significantly above the fair value of €116,923, indicating an excess of €148,077 (55.9%). Thus, this property is overpriced and may present financial challenges for potential buyers.
Fair value modelled at €116,923 from the area baseline, adjusted for condition and location. Asking €265,000 sits €148,077 (55.9%) above — overpriced versus fair value.
Asking €265,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €190,960 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €190,960 + condition -€10,625 + location +€508 = modelled fair value of €116,923 (€1,462/m²), a €148,077 (55.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 25f69f | Subject | €265,000 | €3,313 | — | 65 | 51 |
| rua Nossa Senhora Carmo, 20 | Active | €275,000 | €3,022 | 8.8% | 68 | 46 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 14.1% | 72 | 46 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 5.1% | 70 | 52 |
| avenida Alexandre Herculano, 42 | Active | €414,000 | €2,855 | 13.8% | 72 | 51 |
| Median comp | €312,500 | €2,939 | 11.3% | 71 | 49 |
Long-term rental The 3-bed apartment in Setúbal is currently priced at €265,000, which is 55.9% above its fair value of €116,923, indicating a significant overpricing in this investment. With a gross yield of only 4.2% and a low neighbourhood quality score of 51/100, the potential returns may not justify the elevated purchase cost for long-term rental prospects. Family rental Given the 55.9% gap between the listing price of €265,000 and the fair value of €116,923, this property is definitively overpriced, making it a less attractive option for family rentals. The apartment's average condition score of 67/100 suggests that while it might serve families, the higher cost coupled with a low yielding environment could deter interest from potential tenants seeking a reasonable rental cost.
Economic Instability Risk With an economic stability score of 40/100, the property may face challenges in maintaining tenant occupancy and rent levels, increasing the likelihood of financial underperformance.
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