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 59 m², energy rating D. Located on rua Doctor Luis Teixeira de Macedo e Castro, 12, Sado parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment showcases an efficient layout with modern, high-quality finishes throughout, ideal for immediate occupancy or rental, in a vibrant neighborhood with excellent transport access.
The valuation. The asking price of €235,000 is significantly above the fair value of €166,496, creating a premium of €68,504 (29.2%). This property is considered overpriced in the current market.
Fair value modelled at €166,496 from the area baseline, adjusted for condition and location. Asking €235,000 sits €68,504 (29.2%) above — overpriced versus fair value.
Asking €235,000 versus the rua Doctor Luis Teixeira de Macedo e Castro, 12 area baseline of €162,368 (€2,752/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 88 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 45/100 (Housing Market 40 · Amenities 45 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Doctor Luis Teixeira de Macedo e Castro, 12
Area baseline €162,368 + condition +€7,375 + location -€3,247 = modelled fair value of €166,496 (€2,822/m²), a €68,504 (29.2%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doctor Luis Teixeira de Macedo e Castro, 12 | Subject | €235,000 | €3,983 | — | 85 | 45 |
| Sado · 023cd0 | Active | €370,000 | €4,868 | 22.2% | 72 | 59 |
| f360d6 | Active | €350,000 | €2,846 | 28.6% | 68 | 48 |
| praça do Bocage | Active | €795,000 | €4,368 | 9.7% | 76 | 53 |
| Setúbal (São Sebastião) · 4b8f97 | Active | €495,000 | €3,898 | 2.1% | 75 | 56 |
| Median comp | €432,500 | €4,133 | 3.8% | 74 | 55 |
Family rental The 2-bed apartment in Sado is overpriced at €235,000, significantly exceeding the fair value of €166,496 by 29.2%. Additionally, with a rental yield of 0% and a neighbourhood score of only 45/100, this property may struggle to attract suitable long-term tenants. Long-term rental Given the listing price of €235,000 compared to the fair value of €166,496, this apartment is overpriced by 29.2%. With gross yield at 0% and a neighbourhood rating of just 45/100, long-term rental prospects appear limited in this rural setting.
Economic and Tenant Instability Risk With an economic stability score of 45/100 and a tenant stability score of 50/100, there is a significant risk of fluctuating rental income and potential vacancy issues.
