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 85 m², built in 1991, energy rating D. Located on rua Fernão Lopes, 12, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property boasts a large kitchen balcony ideal for outdoor dining, and its location offers exceptional access to essential services along with panoramic views of Setúbal.
The valuation. The asking price of €264,900 sits 50.2% above the fair value of €131,951, indicating that the property is overpriced and does not represent a sound financial investment at this price point.
Fair value modelled at €131,951 from the area baseline, adjusted for condition and location. Asking €264,900 sits €132,949 (50.2%) above — overpriced versus fair value.
Asking €264,900 versus the rua Fernão Lopes, 12 area baseline of €134,980 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 72 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Fernão Lopes, 12
Area baseline €134,980 + condition -€4,648 + location +€1,620 = modelled fair value of €131,951 (€1,552/m²), a €132,949 (50.2%) gap versus the €264,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernão Lopes, 12 | Subject | €264,900 | €3,116 | — | 72 | 53 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 1.1% | 70 | 48 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 10.3% | 70 | 63 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 96c5e7 | Active | €269,000 | €3,363 | 7.9% | 72 | 45 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 8.1% | 78 | 49 |
| Median comp | €259,000 | €3,366 | 8.0% | 71 | 49 |
Long-term rental Given the listing price of €264,900, which is 50.2% above the fair value of €131,951, the long-term rental strategy is risky, as it may not yield sustainable returns. With a gross yield of only 3.5% and a neighborhood score of 53/100, investors might find it challenging to attract high-quality tenants over time. Family rental While the property could be marketed for family rental given its two-bedroom layout, the high asking price indicates it is overpriced in relation to market standards. The lower score of 72/100 in condition and the economic limitations of the area could deter families looking for suitable, value-for-money accommodations.
Low Economic Stability Risk The property faces economic instability with an economic stability score of 40/100, indicating potential challenges in maintaining tenant demand and rental income.
