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.
3-bedroom, 2-bathroom apartment of 96 m², energy rating C. Located on rua Engenheiro Ferreira Dias, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Unique Feature: This apartment benefits from newly installed energy-efficient windows that significantly reduce outside noise, enhancing the peaceful atmosphere of the home, despite being located in a central area.
The valuation. The asking price of €275,000 is significantly above the fair value of €152,869, resulting in an overpricing of €122,131 (44.4%). This property is not positioned as a competitive investment based on its market valuation.
Fair value modelled at €152,869 from the area baseline, adjusted for condition and location. Asking €275,000 sits €122,131 (44.4%) above — overpriced versus fair value.
Asking €275,000 versus the rua Engenheiro Ferreira Dias area baseline of €152,448 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua Engenheiro Ferreira Dias
Area baseline €152,448 + condition +€2,250 + location -€1,829 = modelled fair value of €152,869 (€1,592/m²), a €122,131 (44.4%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Ferreira Dias | Subject | €275,000 | €2,865 | — | 74 | 47 |
| rua da Electricidade | Active | €389,900 | €3,170 | 10.7% | 72 | 53 |
| praçeta das Janelas Verdes, 3 1 | Active | €329,000 | €3,500 | 22.2% | 73 | 56 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 5.5% | 74 | 46 |
| avenida Dom João | Active | €370,000 | €2,891 | 0.9% | 74 | 54 |
| Median comp | €349,500 | €3,096 | 8.1% | 74 | 54 |
Long-term rental The property is overpriced, with a listing price of €275,000 significantly exceeding its fair value of €152,869, leading to a valuation gap of 44.4%. The neighborhood’s conditions and tenant quality suggest that securing long-term rentals may yield only a gross return of 3.6%, which is less attractive given other potential investment opportunities. Value-add renovation Although the property could benefit from renovation improvements, the initial price significantly outweighs the potential upside, making the investment less appealing. The condition rating of 77/100 indicates that while some upgrades could be made, the current price remains high, limiting the overall return on investment and not justifying the renovation effort.
High Economic Risk The economic stability score of 35/100 indicates a significant risk that could lead to decreased property value and tenant turnover.
