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 119 m². Located on rua Moinho, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features double-glazed tilt-and-turn windows that provide exceptional thermal and acoustic insulation, enhancing the overall comfort and energy efficiency of the living space.
The valuation. The asking price of €220,000 is substantially above the fair value of €187,832, resulting in an overvaluation of €32,168 (14.6%). This indicates that the property is overpriced relative to its market value.
Fair value modelled at €187,832 from the area baseline, adjusted for condition and location. Asking €220,000 sits €32,168 (14.6%) above — overpriced versus fair value.
Asking €220,000 versus the rua Moinho area baseline of €188,972 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 74 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua Moinho
Area baseline €188,972 + condition +€372 + location -€1,512 = modelled fair value of €187,832 (€1,578/m²), a €32,168 (14.6%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Moinho | Subject | €220,000 | €1,849 | — | 76 | 48 |
| Setúbal (São Sebastião) · 6d5385 | Active | €300,000 | €2,521 | 36.4% | 68 | 45 |
| estrada de Palmela Rio da Figueira | Active | €228,000 | €2,327 | 25.8% | 70 | 46 |
| Setúbal (São Sebastião) · 389e49 | Active | €280,000 | €2,074 | 12.2% | 67 | 46 |
| rua Cidade de Leiria, 3 | Active | €329,950 | €2,185 | 18.2% | 68 | 52 |
| Median comp | €290,000 | €2,256 | 22.0% | 68 | 46 |
Long-term rental The property presents a gross yield of 4.6%, which is below the market standard given its fair value of €187,832. However, with the property being overpriced by 14.6%, its long-term rental potential may be limited, impacting overall investment returns. Value-add renovation Although the apartment has a condition rating of 75/100, making it a candidate for renovation, the current price exceeds fair value by €32,168. This strategy is less appealing due to the property's overpriced status, which limits the feasibility of achieving a return on investment post-renovation.
Low Economic Stability Risk The property faces a significant risk due to a low economic stability score of 35/100, which may lead to increased vacancy rates and reduced rental income.
