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 53 m², built in 1967. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts a pleasant balcony that enhances the living space, ideal for outdoor relaxation and enjoying natural light throughout the day.
The valuation. At an asking price of €215,000, the property is significantly above its fair value of €93,146, resulting in an overpricing of €121,854 (56.7%). This discrepancy indicates that the property is currently not a good investment opportunity. Buy-to-flip angle. With strategic renovations, there is potential for a short-term resale strategy that could capitalize on increased market demand, although initial costs may limit profit margins. Bearing the higher acquisition cost in mind, this property may not yield substantial short-term gains. Buy-to-let angle. The estimated rental income of €717 per month reflects a gross yield of 4%, which is relatively modest given the investment required. The family rental strategy could still provide reliable cash flow but may not meet the expectations of high returns for investors.
Fair value modelled at €93,146 from the area baseline, adjusted for condition and location. Asking €215,000 sits €121,854 (56.7%) above — overpriced versus fair value.
Asking €215,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €126,511 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 80 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 57/100 (Housing Market 55 · Amenities 50 · Economic 50 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €126,511 + condition +€6,625 + location +€2,357 = modelled fair value of €93,146 (€1,757/m²), a €121,854 (56.7%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · cfe2c0 | Subject | €215,000 | €4,057 | — | 85 | 57 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 12.0% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 11.7% | — | 55 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 7.5% | 73 | 53 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 0.1% | 79 | 56 |
| Median comp | €282,500 | €3,902 | 3.8% | 75 | 54 |
Buy-and-hold This 2-bed apartment in Setúbal is currently overpriced at €215,000 compared to its fair value of €93,146, indicating a significant 56.7% gap. Given the modest yield of 4% and the location’s limited economic infrastructure, long-term appreciation potential appears constrained, making this a less favorable buy-and-hold investment. Family rental Despite being a safe option for families, the apartment is overpriced at €215,000, creating a considerable gap from its fair value of €93,146 by 56.7%. The neighborhood's rating of 57/100 suggests limited amenities and tenant quality, which may deter families looking for stable rental options in more competitive markets.
Economic vulnerability The economic stability score of 50/100 indicates a significant risk, as it reflects potential fluctuations in local economic conditions that could adversely impact rental income.
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