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 82 m². Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a large living room with a fireplace, ideal for family gatherings, and includes a spacious pantry for exceptional storage solutions.
The valuation. The asking price of €255,000 sits €133,728 (52.4%) above fair value, indicating that the property is overpriced. This disparity raises concerns regarding potential return on investment given current market conditions. Buy-to-flip angle. A resale strategy could focus on minor renovations to modernize dated fixtures, potentially increasing the resale price in line with the local market demand. Targeting family buyers in this coastal area may maximize the profit margins. Buy-to-let angle. The estimated rental income of €680/month yields a gross return of 3.2%, which may attract long-term tenants looking for family-friendly accommodations. The coastal proximity enhances the property’s appeal for seasonal rentals as well, leveraging fluctuating tourism demands.
Fair value modelled at €121,272 from the area baseline, adjusted for condition and location. Asking €255,000 sits €133,728 (52.4%) above — overpriced versus fair value.
Asking €255,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €130,216 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 45 · Amenities 55 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €130,216 + condition -€10,506 + location +€1,563 = modelled fair value of €121,272 (€1,479/m²), a €133,728 (52.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 1e61a5 | Subject | €255,000 | €3,110 | — | 68 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d55c1 | Active | €250,000 | €3,521 | 13.2% | — | 59 |
| avenida D. Manuel I | Active | €220,000 | €2,857 | 8.1% | 65 | 45 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 11.4% | 64 | 50 |
| avenida Bento Jesus Caraça | Active | €199,900 | €2,856 | 8.2% | 65 | 44 |
| Median comp | €217,500 | €2,857 | 8.1% | 65 | 48 |
Long-term rental The current listing price of €255,000 represents a significant gap of 52.4% over the fair value of €121,272, indicating that the property is overpriced. With a gross yield of only 3.2% and a neighbourhood quality score of 53/100, this investment may not produce satisfactory long-term returns. Family rental Despite being close to coastal amenities, the apartment's valuation at €255,000 far exceeds its fair value of €121,272, suggesting it is overpriced. The combination of a low gross yield of 3.2% and an average neighbourhood score of 53/100 makes it less appealing for family rentals that typically require strong local value propositions.
Economic Vulnerability Given the economic stability score of 50/100, there's a significant risk that economic fluctuations could negatively impact property values and rental income.
