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.
1-bedroom, 1-bathroom apartment of 146 m², energy rating D. Located on rua das Areias, 9, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a wine cellar in the private garage, adding luxury and convenience for enthusiasts, and has an east-west orientation providing abundant natural light throughout the day.
The valuation. The asking price of €349,000 sits significantly above the fair value of €233,658, resulting in an overprice of €115,342, or 33.0%. This property is not positioned as a fair investment based on its current valuation.
Fair value modelled at €233,658 from the area baseline, adjusted for condition and location. Asking €349,000 sits €115,342 (33.0%) above — overpriced versus fair value.
Asking €349,000 versus the rua das Areias, 9 area baseline of €231,848 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 78 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua das Areias, 9
Area baseline €231,848 + condition +€2,738 + location -€927 = modelled fair value of €233,658 (€1,600/m²), a €115,342 (33.0%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Areias, 9 | Subject | €349,000 | €2,390 | — | 70 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4b9a3b | Active | €245,000 | €2,450 | 2.5% | 80 | 55 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 5.5% | 73 | 49 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 15.9% | 70 | 46 |
| Setúbal (São Sebastião) · 4ba223 | Active | €175,000 | €2,612 | 9.3% | — | 49 |
| Median comp | €189,000 | €2,486 | 4.0% | 73 | 49 |
Long-term rental This 1-bed apartment in Setúbal is overpriced at €349,000 compared to its fair value of €233,658, resulting in a significant gap of 33.0%. Given the lack of yield and a neighbourhood rating of 49/100, the long-term rental potential appears limited and unappealing for investors. Value-add renovation Although the property presents an opportunity for value-add renovations, the current asking price is excessive and does not align with its fair value. With a condition score of 76/100, any return on investment through renovations may not sufficiently offset the high initial purchase price. Family rental The potential for family rental is hindered by the property’s pricing above fair value, making it less attractive for families looking for affordable living in Setúbal. The current market conditions and the low yield of 0% suggest that affordability and family-oriented amenities may not align well with the investment's financial outlook.
Economic Downturn Risk With an economic stability score of 35/100, there is a significant risk of adverse market conditions affecting property values and rental income potential.
