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 71 m², built in 1979, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment is sold with all necessary materials for completion of renovations, providing an opportunity for customization to the new owner’s preferences. Accessibility: Quick access to main roads and riverside areas enhances convenience.
The valuation. The asking price of €210,000 is significantly above the fair value of €88,482, resulting in a €121,518 (57.9%) premium. This property is considered overpriced in the current market context.
Fair value modelled at €88,482 from the area baseline, adjusted for condition and location. Asking €210,000 sits €121,518 (57.9%) above — overpriced versus fair value.
Asking €210,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €112,748 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 55 · Materials 52 · Room dimensions 52). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (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 €112,748 + condition -€26,070 + location +€1,804 = modelled fair value of €88,482 (€1,246/m²), a €121,518 (57.9%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 65a493 | Subject | €210,000 | €2,958 | — | 55 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 95709f | Active | €240,000 | €3,810 | 28.8% | 60 | 43 |
| Setúbal (São Sebastião) · ba3e02 | Active | €140,000 | €2,745 | 7.2% | 50 | 56 |
| praça Dom Paio Peres Correia | Active | €365,000 | €2,744 | 7.2% | — | 42 |
| avenida Alexandre Herculano, 42 | Active | €414,000 | €2,855 | 3.5% | 72 | 51 |
| Median comp | €302,500 | €2,800 | 5.3% | 60 | 47 |
Buy-and-hold The property at €210,000 is significantly overpriced, with a fair value of only €88,482, indicating a 57.9% premium. Given its low condition score of 52/100 and neighborhood rating of 54/100, the investment will likely struggle to appreciate meaningfully over time. Long-term rental With a gross yield of 4.5% on an overpriced asset, this investment will likely yield returns that fail to meet investor expectations given the substantial gap to fair value. Furthermore, the peripheral location with limited local amenities could deter high-quality tenants, impacting overall rental income stability.
Economic Decline Risk The economic stability score of 50/100 indicates a significant risk of economic downturn, which may lead to decreased tenant demand and rental income.
