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 €169,477 (€2,387/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 €169,477 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 16 de Novembro, 2 | Subject | €210,000 | €2,958 | — | 72 | 54 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 17.7% | 70 | 52 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 13.3% | 74 | 48 |
| rua Flávio Resende | Active | €310,000 | €3,100 | 4.8% | 80 | 50 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 13.9% | 78 | 49 |
| Median comp | €285,000 | €3,360 | 13.6% | 76 | 50 |
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.
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.
