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 108 m², built in 2008, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a pellet stove for efficient heating and direct balcony access offering unobstructed views of Palmela Castle, enhancing its modern and comfortable appeal.
The valuation. With an asking price of €315,000, this property is significantly above its fair value of €163,294, indicating an excess of €151,706 or 48.2%. Consequently, this apartment is overpriced and not a prudent investment choice.
Fair value modelled at €163,294 from the area baseline, adjusted for condition and location. Asking €315,000 sits €151,706 (48.2%) above — overpriced versus fair value.
Asking €315,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €257,796 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 76 · Room dimensions 78). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 40/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €257,796 + condition -€1,350 + location -€6,860 = modelled fair value of €163,294 (€1,512/m²), a €151,706 (48.2%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 65a6ee | Subject | €315,000 | €2,917 | — | 70 | 40 |
| praceta Meia Laranja | Active | €265,000 | €3,313 | 13.6% | 74 | 47 |
| praceta de São Gabriel, 1 | Active | €242,000 | €3,270 | 12.1% | 80 | 46 |
| avenida Bento Gonçalves, 34 | Active | €290,000 | €2,900 | 0.6% | 76 | 56 |
| rua José Pedro da Silva, 9 | Active | €299,000 | €3,602 | 23.5% | 80 | 57 |
| Median comp | €277,500 | €3,292 | 12.9% | 78 | 52 |
Long-term rental The property is priced at €315,000, which is significantly above the fair value of €163,294, representing a 48.2% gap. With a gross yield of only 2.8% and a neighbourhood quality score of 40/100, it is unlikely to generate satisfactory rental returns. Buy-and-hold Investing in this apartment does not present a promising opportunity due to its overpriced status and a yield that fails to justify the investment. Combined with a condition rating of 74/100 and a low neighbourhood score, the long-term appreciation potential appears limited at this price level.
Economic and Tenant Instability With an economic stability score of 35/100 and a tenant stability score of 40/100, there is a significant risk of fluctuating rental income and high tenant turnover.
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