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, 3-bathroom house of 240 m². Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property boasts a spacious garage capable of accommodating four vehicles and a private pool, offering significant amenities for both comfort and leisure.
The valuation. The asking price of €575,000 is €230,630 (40.1%) above the fair value of €344,370, indicating that the property is overpriced. This discrepancy suggests potential challenges for investors seeking intrinsic value.
Fair value modelled at €344,370 from the area baseline, adjusted for condition and location. Asking €575,000 sits €230,630 (40.1%) above — overpriced versus fair value.
Asking €575,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €612,960 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 64 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 45 · Amenities 55 · Economic 50 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €612,960 + condition -€36,750 + location +€0 = modelled fair value of €344,370 (€1,435/m²), a €230,630 (40.1%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6d531d | Subject | €575,000 | €2,396 | — | 68 | 50 |
| beco do Girassol | Active | €575,000 | €2,396 | 0% | 73 | 52 |
| rua do Rosmaninho, 2 | Active | €575,000 | €2,255 | 5.9% | — | 49 |
| beco do Girassol | Active | €595,000 | €2,479 | 3.5% | 71 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 6d55a6 | Active | €575,000 | €2,406 | 0.4% | 70 | 58 |
| Median comp | €575,000 | €2,401 | 0.2% | 71 | 51 |
Long-term rental The property is not suited for long-term rental, as it is overpriced at €575,000, exceeding the fair value by 40.1%. Additionally, with a gross yield of only 4.4% and a neighborhood rating of 50/100, the potential returns do not justify this investment. Value-add renovation Although the property shows potential for value-add renovation, the current listing price of €575,000 makes it difficult to achieve meaningful returns, given the fair value of €344,370. The property is in fair condition with a rating of 65/100, but the high purchase price creates a considerable hurdle against beneficial renovation investments. Buy-and-hold The buy-and-hold strategy is not advisable for this property due to its current selling price of €575,000, which is significantly above the fair value. With a gross yield of 4.4% and a neighborhood score of 50/100, the long-term appreciation expectations do not outweigh the initial investment risk of purchasing overpriced property.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at 50/100, there is a significant risk of inconsistent rental income and potential vacancy issues due to the lack of strong market fundamentals and tenant reliability.
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