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 58 m², built in 1986, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a sunroom, enhancing the living space with additional natural light and versatility for use as a cozy retreat or home office.
The valuation. The asking price of €235,000 is significantly above the fair value of €89,076, with a notable difference of €145,924 (62.1%). This indicates that the property is overpriced in the current market.
Fair value modelled at €89,076 from the area baseline, adjusted for condition and location. Asking €235,000 sits €145,924 (62.1%) above — overpriced versus fair value.
Asking €235,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €138,446 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 50 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €138,446 + condition -€6,344 + location +€3,316 = modelled fair value of €89,076 (€1,536/m²), a €145,924 (62.1%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · f365fe | Subject | €235,000 | €4,052 | — | 70 | 59 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 7.4% | 73 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 11.8% | — | 55 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 11.9% | 75 | 48 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 20.3% | 70 | 59 |
| Median comp | €282,500 | €3,662 | 9.6% | 73 | 54 |
Long-term rental This property presents a gross yield of 3.8%, which is relatively low given the fair value gap of 62.1%, indicating that it is overpriced. The neighbourhood's score of 59/100 suggests limited demand for long-term tenants due to its rural influence and lack of amenities. Buy-and-hold The current listing price of €235,000 is significantly above its fair value of €89,076, highlighting that this investment is overpriced in the long-term perspective. Given its condition score of 68/100, dealing with potential maintenance issues may further diminish its value as a viable buy-and-hold investment in the current market.
Moderate Economic and Tenant Risk The economic stability score of 55/100 indicates potential vulnerability to market fluctuations, while the tenant stability score of 60/100 suggests a somewhat unstable rental income situation, which may lead to financial strain.
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