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 93 m², built in 1997, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a balcony that connects to both bedrooms, enhancing ventilation and providing a private outdoor area for relaxation.
The valuation. The asking price of €292,500 is significantly above the fair value of €147,820, making it overpriced by €144,680 or 49.5%. This disparity indicates an unsustainable investment proposition. Buy-to-flip angle. A resale strategy focusing on property enhancements could be considered; however, the current pricing limits potential profit margins to a narrow range. Investors may find it challenging to achieve desirable returns in this market. Buy-to-let angle. With an estimated gross yield of 3.2% (approximately €780/month), the rental income strategy could generate stable cash flow, though the low yield highlights the overpriced nature of the initial investment. A long-term rental approach will require careful consideration of the local demand.
Fair value modelled at €147,820 from the area baseline, adjusted for condition and location. Asking €292,500 sits €144,680 (49.5%) above — overpriced versus fair value.
Asking €292,500 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €147,684 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €147,684 + condition +€727 + location -€591 = modelled fair value of €147,820 (€1,589/m²), a €144,680 (49.5%) gap versus the €292,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 65a5da | Subject | €292,500 | €3,145 | — | 72 | 49 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 5.3% | 74 | 47 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 7.8% | 76 | 56 |
| rua José Pedro da Silva, 9 | Active | €299,000 | €3,602 | 14.5% | 80 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · dbd4bc | Active | €265,000 | €3,313 | 5.3% | 76 | 49 |
| Median comp | €277,500 | €3,313 | 5.3% | 76 | 53 |
Long-term rental The current listing price of €292,500 for the apartment greatly exceeds the fair value of €147,820, presenting a significant overvaluation of 49.5%. With a gross yield of only 3.2%, the investment is unlikely to attract quality tenants given the overall economic conditions and low neighborhood ratings. Value-add renovation While the property may offer potential for value enhancement through renovations, the stark discrepancy between the listing price and its fair value indicates that the current investment is overpriced. The condition rating of 76/100 could appeal to some buyers, but the surrounding area's low neighborhood score of 49/100 suggests that substantial investment is necessary to improve rental desirability and long-term value.
Economic and Tenant Stability Risk With an Economic stability score of 45/100 and a Tenant stability score of 50/100, there is a significant risk of fluctuating demand and potential difficulties in retaining reliable tenants, which could lead to inconsistent rental income.
