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.
3-bedroom, 2-bathroom apartment of 140 m², built in 1995, energy rating C. Located on rua Tebaida, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious balcony with stunning river views, mountains, and a castle, enhancing its appeal for those who value outdoor living and scenic beauty.
The valuation. The asking price of €387,000 is significantly above the fair value of €235,312, indicating an overvaluation of €151,688 (39.2%). This property cannot be considered a deal based on current market conditions.
Fair value modelled at €235,312 from the area baseline, adjusted for condition and location. Asking €387,000 sits €151,688 (39.2%) above — overpriced versus fair value.
Asking €387,000 versus the rua Tebaida area baseline of €334,180 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Tebaida
Area baseline €334,180 + condition +€7,656 + location +€5,336 = modelled fair value of €235,312 (€1,681/m²), a €151,688 (39.2%) gap versus the €387,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tebaida | Subject | €387,000 | €2,764 | — | 75 | 56 |
| avenida Mestre Lima de Freitas, 49 | Active | €449,000 | €2,860 | 3.5% | 74 | 54 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 9.3% | 75 | 43 |
| rua Madalena Claro | Active | €375,000 | €3,074 | 11.2% | 74 | 52 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 16.7% | 72 | 49 |
| Median comp | €412,000 | €3,048 | 10.2% | 74 | 51 |
Family rental The 3-bed apartment in Setúbal is currently overpriced at €387,000 compared to a fair value of €235,312, creating a gap of 39.2%. With a gross yield of 3.3%, this property may not attract families seeking value for money in a suburban setting with lower tenant quality ratings. Long-term rental At €387,000, this property sits well above its fair market value of €235,312, indicating a significant 39.2% premium over comparable properties. The 3.3% gross yield further suggests that long-term rental potential may be limited due to the unappealing neighborhood score of 56/100. Buy-and-hold Investing in this 3-bed apartment is questionable, as the price of €387,000 significantly exceeds the fair value of €235,312, reflecting a gap of 39.2%. The property’s gross yield of 3.3% in a less desirable area does not justify holding for long-term appreciation, given the mid-range condition rating of 79/100 and neighborhood environment.
Economic Vulnerability With an economic stability score of 50/100, the property faces significant risk of economic downturns impacting tenant demand and rental income stability.
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