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.
1-bedroom, 1-bathroom apartment of 150 m², built in 1994. Located on rua Rodrigo Ferreira da Costa, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This corner-unit apartment boasts two fronts, enhancing natural light, and a spacious basement suitable for storage or office space, maximizing functional use beyond standard living areas.
The valuation. The asking price of €275,000 is €21,489 (7.8%) above the fair value of €253,511, indicating a property that is overpriced. This premium does not justify a sound investment decision. Buy-to-flip angle. The buy-to-flip strategy would involve minimal upgrades to enhance appeal before resale, but the current asking price suggests limited profit potential given the market conditions. Buy-to-let angle. Given the gross yield of 0% due to high asking price and limited rental demand in Setúbal, this property may not be a viable candidate for long-term rental income generation.
Fair value modelled at €253,511 from the area baseline, adjusted for condition and location. Asking €275,000 sits €21,489 (7.8%) above — overpriced versus fair value.
Asking €275,000 versus the rua Rodrigo Ferreira da Costa area baseline of €383,100 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 45 · Economic 35 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Rodrigo Ferreira da Costa
Area baseline €383,100 + condition +€10,547 + location +€4,764 = modelled fair value of €253,511 (€1,690/m²), a €21,489 (7.8%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Rodrigo Ferreira da Costa | Subject | €275,000 | €1,833 | — | 75 | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4b9a3b | Active | €245,000 | €2,450 | 33.6% | 80 | 55 |
| rua das Areias, 9 | Active | €349,000 | €2,390 | 30.4% | 70 | 49 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 37.5% | 73 | 49 |
| rua Moinho | Active | €220,000 | €1,849 | 0.8% | 76 | 48 |
| Median comp | €232,500 | €2,420 | 32.0% | 75 | 49 |
Long-term rental The property is not ideal for a long-term rental strategy given that it is currently overpriced by 7.8% compared to its fair value, making it less attractive for potential tenants seeking value. Additionally, the property's gross yield of 0% indicates a lack of rental income potential, further diminishing its viability for this strategy. Value-add renovation Investing in a value-add renovation strategy may not yield the desired returns since the property is overpriced, presenting a gap of 7.8% against fair value. The condition rating of 80/100 suggests some potential for improvements, but the overall market dynamics indicate that any added value may not offset the initial premium paid for the property. Short-term vacation rental The property is not suited for a short-term vacation rental strategy, as its pricing is not aligned with the expected financial performance, being overpriced by 7.8%. Furthermore, the rural location and limited amenities in the neighbourhood reduce its attractiveness to potential short-term renters. Luxury market This property does not fit into the luxury market segment, particularly at its current price point, which is 7.8% above fair value. The neighbourhood's moderate rating at 55/100 further undermines any luxury appeal, placing it outside the competitive landscape for upscale buyers.
Economic downturn risk With an economic stability score of 35/100, there is a significant risk that unfavorable economic conditions could lead to reduced demand for rental properties, impacting cash flow and property value negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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