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.
2-bedroom, 1-bathroom house of 69 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property features a private terrace with a barbecue, perfect for outdoor gatherings, and is strategically located just moments away from essential services including a hospital.
The valuation. The asking price of €249,000 is significantly above the fair value of €116,127, reflecting an overpriced situation by €132,873, or 53.4%. This suggests potential investors may want to approach with caution. Buy-to-flip angle. A buy-to-flip strategy could be risky given the overpriced nature of the property; significant renovations or market improvements would be needed to achieve profitable resale. Buy-to-let angle. The estimated gross yield of 5.7% with a potential rental income of €1,183/month may appeal to long-term investors, but the locality’s mixed neighborhood score of 47/100 raises tenant demand concerns.
Fair value modelled at €116,127 from the area baseline, adjusted for condition and location. Asking €249,000 sits €132,873 (53.4%) above — overpriced versus fair value.
Asking €249,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €109,572 (€1,588/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 47/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €109,572 + condition +€7,870 + location -€1,315 = modelled fair value of €116,127 (€1,683/m²), a €132,873 (53.4%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6d558b | Subject | €249,000 | €3,609 | — | 80 | 47 |
| rua Jacob Azambuja, 20 | Active | €284,000 | €4,057 | 12.4% | 80 | 50 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 79.3% | 75 | 47 |
| rua Batalha do Viso, 208 | Active | €350,000 | €2,778 | 23.0% | 78 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d5553 | Active | €360,000 | €3,600 | 0.2% | 65 | 55 |
| Median comp | €340,000 | €3,829 | 6.1% | 77 | 50 |
Long-term rental The property is overpriced by 53.4% relative to its fair value, making it a risky investment for long-term rental strategies. With a gross yield of 5.7%, potential cash flow may not justify the elevated purchase price in a rural area with limited tenant demand. Buy-and-hold Despite its decent condition score of 82/100, the significant gap from fair value suggests that holding this property long-term may not yield favorable returns. The overall economic and housing market conditions in the neighborhood, rated at only 47/100, indicate that future appreciation could be limited, further diminishing the investment's viability.
Economic Volatility Risk The economic stability score of 45/100 indicates a significant risk of economic downturns affecting property value and rental income reliability.
