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 €198,121 (€2,387/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 €198,121 + 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 |
| 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 |
| avenida República da Guiné-Bissau | Active | €350,000 | €2,846 | 28.4% | 54 | 48 |
| Median comp | €224,000 | €3,299 | 17.0% | 51 | 49 |
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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
