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 79 m², built in 1996, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Notable Features: The apartment includes a spacious entry hall and a living room with a fireplace, enhancing its appeal for cozy gatherings in the colder months.
The valuation. The asking price of €275,000 is significantly above the fair value of €122,012, marking a difference of €152,988, or 55.6%. This property is considered overpriced in the current market. Buy-to-flip angle. With strategic renovations targeting the more basic areas, such as the hallway, flipping this apartment could yield a profit if the resale price can be significantly increased above the purchase price. Buy-to-let angle. The estimated rental income of €710 per month offers a gross yield of 3.1%, making it a moderate option for long-term or family rentals in the mixed neighborhood of Setúbal.
Fair value modelled at €122,012 from the area baseline, adjusted for condition and location. Asking €275,000 sits €152,988 (55.6%) above — overpriced versus fair value.
Asking €275,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €188,573 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €188,573 + condition -€4,444 + location +€1,004 = modelled fair value of €122,012 (€1,544/m²), a €152,988 (55.6%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · f3602a | Subject | €275,000 | €3,481 | — | 70 | 52 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 15.0% | 72 | 54 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 3.7% | 74 | 48 |
| rua Flávio Resende | Active | €310,000 | €3,100 | 10.9% | 80 | 50 |
| Setúbal (São Sebastião) · 023929 | Active | €295,000 | €3,512 | 0.9% | 72 | 54 |
| Median comp | €295,000 | €3,226 | 7.3% | 73 | 52 |
Long-term rental With a fair value of €122,012, the property's listing price of €275,000 indicates it is overpriced by 55.6%, making a sustainable long-term rental strategy challenging. The gross yield of 3.1% is insufficient to justify the current asking price, given the subpar neighborhood rating of 52/100. Family rental The high listing price of €275,000 relative to its fair value of €122,012 suggests that this property is overpriced, limiting its appeal for family rentals that typically favor value for money. Additionally, the average condition score of 71/100 paired with a neighborhood score of 52/100 raises concerns about market competitiveness and tenant satisfaction. Not ideal for short-term vacation rental Given its 55.6% premium over fair value, this property is not suitable for short-term vacation rentals, which prioritize lower price points and higher yield potential. Coupled with a dismal neighborhood rating, the investment is unlikely to attract transient tenants seeking better experiences elsewhere. Not ideal for luxury market The property’s substantial overpricing at €275,000 versus its fair value of €122,012 makes it unsuitable for the luxury market, which aims for strong value alignment. Additionally, the neighborhood's average rating of 52/100 further detracts from any luxury appeal, posing significant investment risks.
High Economic Risk With an economic stability score of 40/100, there is a significant risk of economic downturn affecting the property's value and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
