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 apartment of 100 m², energy rating C. Located on avenida Bento Gonçalves, 34, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a sunroom attached to the kitchen, enhancing natural light and offering a unique space for relaxation and dining. Location: Conveniently located minutes from essential amenities in Setúbal.
The valuation. The asking price of €290,000 significantly exceeds the fair value of €168,080, representing an overpricing of €121,920 (42.0%). The property is therefore considered overpriced. Buy-to-flip angle. With strategic renovations, there lies potential for resale at a higher price, targeting buyers attracted to the modern finishes and quality materials. Quick improvements could enhance profits from a future sale. Buy-to-let angle. The estimated rental income of €894/month provides a gross yield of 3.7%, making it a viable option for long-term rental. However, the mixed neighborhood and limited employment may affect tenant demand and retention.
Fair value modelled at €168,080 from the area baseline, adjusted for condition and location. Asking €290,000 sits €121,920 (42.0%) above — overpriced versus fair value.
Asking €290,000 versus the avenida Bento Gonçalves, 34 area baseline of €238,700 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bento Gonçalves, 34
Area baseline €238,700 + condition +€5,469 + location +€3,811 = modelled fair value of €168,080 (€1,681/m²), a €121,920 (42.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento Gonçalves, 34 | Subject | €290,000 | €2,900 | — | 76 | 56 |
| rua José Pedro da Silva, 9 | Active | €299,000 | €3,602 | 24.2% | 80 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · dbd4bc | Active | €265,000 | €3,313 | 14.2% | 76 | 49 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 14.2% | 74 | 47 |
| rua Lúcia da Encarnação Maracoto, 90 | Active | €280,000 | €3,333 | 14.9% | 75 | 51 |
| Median comp | €272,500 | €3,323 | 14.6% | 76 | 50 |
Family rental The 2-bed apartment in Setúbal is priced at €290,000, representing a 42.0% gap from its fair value of €168,080, which indicates that it is overpriced. With a gross yield of only 3.7%, the financial viability for family rentals seems limited in a peripheral location with basic amenities and few local employment opportunities. Long-term rental At €290,000, the property is clearly above fair value, suggesting it may not attract the long-term tenants needed for a stable investment. The combination of a low gross yield of 3.7% and a neighbourhood score of 56/100 further highlights the challenges of securing consistent rental income in this area.
Economic Vulnerability The property has a low economic stability score of 45/100, indicating potential fluctuations in rental income and higher vacancy rates. Rentabilidade da Propriedade A propriedade tem uma baixa pontuação de estabilidade económica de 45/100, indicando potenciais flutuações na receita de aluguer e taxas de vacância mais elevadas.
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