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 80 m², built in 1996. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features an inviting fireplace in the living room, creating a warm ambiance, and is conveniently located just a short walk from Vale do Cobro park.
The valuation. The asking price of €275,000 is significantly above the fair value of €130,271, representing an overvaluation of €144,729 (52.6%). This property is overpriced and may present risks for potential investors.
Fair value modelled at €130,271 from the area baseline, adjusted for condition and location. Asking €275,000 sits €144,729 (52.6%) above — overpriced versus fair value.
Asking €275,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €190,960 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 55 · Amenities 65 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €190,960 + condition -€3,375 + location +€6,606 = modelled fair value of €130,271 (€1,628/m²), a €144,729 (52.6%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · f360c5 | Subject | €275,000 | €3,438 | — | 70 | 63 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 2.0% | 78 | 49 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 9.8% | 80 | 55 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 19.8% | 64 | 50 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 9.3% | 72 | 53 |
| Median comp | €245,250 | €3,108 | 9.6% | 75 | 52 |
Long-term rental The property in Setúbal is not an ideal candidate for long-term rental due to its overpriced listing at €275,000, significantly above the fair value of €130,271. With a gross yield of only 2.9%, investors may find better opportunities elsewhere that offer more favorable returns. Buy-and-hold Investing in this property as a buy-and-hold strategy is likely unwise given its 52.6% gap above fair value, suggesting potential losses in value appreciation. Furthermore, the mixed condition and neighborhood rating may hinder long-term capital growth. Family rental As a family rental, this apartment appears overpriced, which could limit demand and lead to challenges in securing long-term tenants. Despite its decent condition rating of 72, the 2.9% yield reflects an unattractive return for family-oriented investments in a semi-industrial area like Setúbal.
Economic Vulnerability With an economic stability score of 60/100, there is a significant risk of fluctuations in local economic conditions affecting tenant demand and property value.
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