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 €111,160 (€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 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 €111,160 + 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.
