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 71 m², built in 2003, energy rating E. Located on rua 16 de Novembro, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This ground floor apartment boasts a unique feature of easy access for individuals with mobility challenges, complemented by abundant natural light in the living spaces.
The valuation. The asking price of €210,000 is significantly above the fair value of €115,883, presenting an overvaluation of €94,117 (44.8%). The property is not a viable investment at this price point due to its overpriced status.
Fair value modelled at €115,883 from the area baseline, adjusted for condition and location. Asking €210,000 sits €94,117 (44.8%) above — overpriced versus fair value.
Asking €210,000 versus the rua 16 de Novembro, 2 area baseline of €112,748 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua 16 de Novembro, 2
Area baseline €112,748 + condition +€1,331 + location +€1,804 = modelled fair value of €115,883 (€1,632/m²), a €94,117 (44.8%) gap versus the €210,000 asking price.
Long-term rental The €210,000 listing for this 2-bed apartment in Setúbal represents a significant portfolio risk as it is overpriced by 44.8% compared to the fair value of €115,883. With a gross yield of just 4.1%, the potential return does not justify the elevated purchase price in a neighbourhood that scores only 54/100 for overall desirability. Buy-and-hold Acquiring this property for long-term appreciation is a questionable strategy given its fair value gap and the community's below-average conditions, which are reflected in the 76/100 for property condition but only 54/100 for neighbourhood quality. As Setúbal's rural-urban fringe dynamics may suppress growth, holding onto this asset could lead to lower-than-expected returns over time.
Economic Risk The combination of a 50/100 economic stability score suggests potential fluctuations in local market conditions that may affect occupancy and rental income.
