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.
4-bedroom, 2-bathroom apartment of 137 m², energy rating C. Located on rua Roberto Ivens, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features two facades that enhance solar exposure, ensuring bright interiors and energy efficiency while offering unobstructed views that enhance the sense of space.
The valuation. The asking price of €345,000 is significantly above the fair value of €211,962, making it overpriced by €133,038 or 38.6%. This discrepancy suggests a consideration for potential investors looking for value purchases. Buy-to-flip angle. A buy-to-flip strategy would be challenging given the high purchase price compared to fair value, limiting profit potentials upon resale. Investors may require substantial renovations to justify pricing in this market. Buy-to-let angle. The estimated rental income is €1,179 per month, providing a gross yield of 4.1%. Although decent, the yield does not compensate for the premium paid, hinting at a challenging investment for long-term rental.
Fair value modelled at €211,962 from the area baseline, adjusted for condition and location. Asking €345,000 sits €133,038 (38.6%) above — overpriced versus fair value.
Asking €345,000 versus the rua Roberto Ivens area baseline of €217,556 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 76 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 35 · Amenities 40 · Economic 45 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Roberto Ivens
Area baseline €217,556 + condition -€3,853 + location -€1,740 = modelled fair value of €211,962 (€1,547/m²), a €133,038 (38.6%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Roberto Ivens | Subject | €345,000 | €2,518 | — | 75 | 48 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 1.5% | 73 | 58 |
| rua Bombeiros de Setúbal | Active | €380,000 | €2,568 | 2.0% | 75 | 45 |
| rua Professor Egas Moniz, 34 | Active | €260,000 | €2,364 | 6.1% | — | 46 |
| rua Camilo Castelo Branco | Active | €340,000 | €2,636 | 4.7% | 72 | 53 |
| Median comp | €340,000 | €2,562 | 1.7% | 73 | 50 |
Long-term rental The property is overpriced at €345,000 compared to a fair value of €211,962, indicating a significant gap of 38.6%. With a gross yield of only 4.1% and a neighborhood rating of 48/100, this asset is unlikely to deliver strong rental returns over the long term. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable given that it is assessed as overpriced at €345,000 with a fair value of just €211,962. The moderate condition rating of 73/100 coupled with a rural location suggests limited growth potential, making it a risky long-term investment choice.
Weak Economic Outlook The property faces significant investment risk due to its low economic stability score of 45/100, indicating potential challenges in attracting and retaining tenants.
