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, 2-bathroom apartment of 83 m², built in 1978, energy rating C. Located on rua José Pedro da Silva, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a wood-burning stove in the living room, adding both charm and warmth, while the covered balcony offers open city views that enhance its appeal.
The valuation. The asking price of €329,999 sits significantly above fair value by €229,399 (69.5%), indicating that the property is overpriced. This disparity suggests a need for caution and a thorough analysis before considering any investment. Buy-to-flip angle. In a buy-to-flip strategy, the goal would be to renovate the property to enhance its appeal, given its current condition of 49/100, while aiming for a quick resale at a higher price. However, the steep asking price complicates achieving a profitable margin. Buy-to-let angle. The rental income strategy focuses on generating cash flow through a long-term lease at an estimated €880/month, resulting in a gross yield of only 3.2%. This yield may be insufficient given the high acquisition cost and modest neighborhood rating of 56/100.
Fair value modelled at €100,600 from the area baseline, adjusted for condition and location. Asking €329,999 sits €229,399 (69.5%) above — overpriced versus fair value.
Asking €329,999 versus the rua José Pedro da Silva area baseline of €131,804 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 45 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua José Pedro da Silva
Area baseline €131,804 + condition -€34,367 + location +€3,163 = modelled fair value of €100,600 (€1,212/m²), a €229,399 (69.5%) gap versus the €329,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Pedro da Silva | Subject | €329,999 | €3,976 | — | 45 | 56 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 0% | — | 49 |
| rua Amílcar Cabral, 7 | Active | €170,000 | €5,152 | 29.6% | 60 | 48 |
| rua Doutor Álvaro Gomes, 3 | Active | €205,000 | €2,971 | 25.3% | 48 | 50 |
| avenida de Angola | Active | €243,000 | €3,627 | 8.8% | 44 | 56 |
| Median comp | €224,000 | €3,802 | 4.4% | 48 | 50 |
Long-term rental The current listing price of €329,999 significantly exceeds the fair value of €100,600, indicating that the property is overpriced by 69.5%. With a gross yield of only 3.2%, this investment presents limited potential for positive cash flow. Buy-and-hold Acquiring this 2-bed apartment for €329,999 does not align with a value-oriented buy-and-hold strategy given its fair value of €100,600 and the 69.5% gap. The low gross yield of 3.2% coupled with the property's condition score of 49 out of 100 raises concerns about long-term appreciation potential. Value-add renovation Investing in renovation may improve the condition and potentially add value; however, the starting price of €329,999 already positions the property as significantly overpriced. Therefore, the anticipated returns from renovations may not justify the high initial investment, given the alarming 69.5% gap from fair value.
Potential Vacancy Risk The economic stability score of 60/100 combined with a tenant stability score of 55/100 indicates a higher likelihood of vacancy, which could affect cash flow.
