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 1979. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features a bright living room with a large window and is conveniently located within walking distance to local shops and public transportation. Valuation Verdict: Interesting opportunity for personal housing or investment.
The valuation. The asking price of €179,000 is significantly above fair value, which is estimated at €108,081, representing an excess of €70,919 or 39.6%. Thus, the property is overpriced. Buy-to-flip angle. A buy-and-flip strategy could involve minor cosmetic upgrades to the apartment, potentially increasing its appeal and allowing for a resale at a higher price post-renovation. Buy-to-let angle. Given a gross yield of 5.2%, the property could generate an estimated rental income of €776 per month, making it a reasonable option for long-term leasing in the local market.
Fair value modelled at €108,081 from the area baseline, adjusted for condition and location. Asking €179,000 sits €70,919 (39.6%) above — overpriced versus fair value.
Asking €179,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €169,477 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 73 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 49/100 (Housing Market 35 · Amenities 45 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €169,477 + condition -€4,216 + location -€451 = modelled fair value of €108,081 (€1,522/m²), a €70,919 (39.6%) gap versus the €179,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 96c49c | Subject | €179,000 | €2,521 | — | 73 | 49 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 20.3% | 70 | 46 |
| estrada de Palmela Rio da Figueira | Active | €228,000 | €2,327 | 7.7% | 70 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 09025f | Active | €290,000 | €2,117 | 16.0% | 65 | 56 |
| Setúbal (São Sebastião) · 4ba223 | Active | €175,000 | €2,612 | 3.6% | — | 49 |
| Median comp | €213,500 | €2,222 | 11.9% | 70 | 48 |
Long-term rental The current listing price of €179,000 is significantly above the fair value of €108,081, indicating that this investment is overpriced by 39.6%. With a gross yield of 5.2% and a neighbourhood rating of only 49/100, the potential returns may not justify the high entry cost. Value-add renovation While there is room for improvement with a property condition rating of 71/100, the steep asking price of €179,000 suggests that the initial investment exceeds its fair value by 39.6%. A careful analysis of renovation costs will be essential, as the current pricing makes this property look overpriced, limiting the potential upside in a rural community backdrop. Short-term vacation rental The property’s current listing of €179,000 does not align with the economic activities of season tourism and agriculture in the area, rendering it overpriced at 39.6% above fair value. Given the low neighbourhood rating of 49/100, this option is not viable for short-term vacation rentals. Student housing With the property priced at €179,000 and a fair value of only €108,081, this apartment is overpriced by 39.6%, making it an unsuitable investment for student housing. The rural location and limited amenities further diminish its appeal to this demographic. Luxury market The current offering of €179,000 for this property is excessively high compared to the fair value of €108,081, signaling a 39.6% overpricing. The low condition and neighbourhood ratings indicate this property is not positioned for success in the luxury segment of the market.
Economic Instability Risk The economic stability score of 40/100 indicates a high risk of economic volatility, which could negatively impact rental demand and property values.
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