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 70 m², energy rating E. Located on rua Jacob Azambuja, 20, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property boasts a spacious balcony on the upper floor, ideal for leisure, alongside a private outdoor barbecue area perfect for family gatherings.
The valuation. The asking price of €284,000 is significantly above the fair value of €118,816, presenting an overpricing of €165,184 (58.2%). This property is not a strong investment opportunity based on its current valuation.
Fair value modelled at €118,816 from the area baseline, adjusted for condition and location. Asking €284,000 sits €165,184 (58.2%) above — overpriced versus fair value.
Asking €284,000 versus the rua Jacob Azambuja, 20 area baseline of €167,090 (€2,387/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 50/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Jacob Azambuja, 20
Area baseline €167,090 + condition +€7,656 + location +€0 = modelled fair value of €118,816 (€1,697/m²), a €165,184 (58.2%) gap versus the €284,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Jacob Azambuja, 20 | Subject | €284,000 | €4,057 | — | 80 | 50 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 59.5% | 75 | 47 |
| Setúbal (São Sebastião) · 6d558b | Active | €249,000 | €3,609 | 11.1% | 80 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 10.6% | 72 | 48 |
| rua Batalha do Viso, 208 | Active | €350,000 | €2,778 | 31.5% | 78 | 49 |
| Median comp | €339,950 | €4,048 | 0.2% | 77 | 48 |
Buy-and-hold This 2-bed house in Setúbal is currently overpriced, marked at €284,000 against a fair value of €118,816, resulting in a 58.2% disparity. The relatively low neighbourhood score of 50/100 suggests limited future appreciation potential, which diminishes the attraction of a long-term hold strategy. Long-term rental The gross yield of 5% may seem appealing; however, with the listing price significantly above fair market value, it presents inherent risks for long-term rental viability. Given the economic reliance on agriculture and seasonal tourism, tenant quality may be variable and affect rental income stability over time.
Economic Exposure Risk: With an economic stability score of 40/100, there is a significant risk of economic downturn affecting property values and rental income reliability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
