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 72 m². Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy features: The apartment includes a raised ground floor position enhancing privacy and security, along with a dedicated storage room providing essential extra space for organization.
The valuation. The asking price of €242,500 is significantly above the fair value of €115,791, representing an excessive premium of €126,709 (52.3%). This property is clearly overpriced based on market metrics.
Fair value modelled at €115,791 from the area baseline, adjusted for condition and location. Asking €242,500 sits €126,709 (52.3%) above — overpriced versus fair value.
Asking €242,500 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €114,336 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 78 · Materials 80 · Room dimensions 73). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 55 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €114,336 + condition +€1,913 + location -€457 = modelled fair value of €115,791 (€1,608/m²), a €126,709 (52.3%) gap versus the €242,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 65a842 | Subject | €242,500 | €3,368 | — | 78 | 49 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 8.0% | 80 | 55 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 2.1% | 70 | 63 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 12.8% | 75 | 49 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 7.5% | 72 | 53 |
| Median comp | €269,950 | €3,277 | 2.7% | 74 | 54 |
Long-term rental This property is overpriced at €242,500, which is 52.3% above its fair value of €115,791, resulting in a gross yield of only 3.3%. Given the rural location and low neighborhood rating of 49/100, the demand for long-term rental in this area is likely to be limited, making it a less attractive investment. Value-add renovation Although the property is in decent condition with a score of 77/100, the significant gap between the listing price and fair value indicates that any renovation efforts would need to be substantial to justify the investment. The prevailing market dynamics and limited economic activity suggest that the renovations may not yield a favorable return, rendering this property overpriced in the current market climate.
Low Economic and Tenant Stability Risk The property faces a significant risk due to its low economic stability score of 35/100 and a tenant stability score of 50/100, indicating potential fluctuations in tenant retention and market viability.**
