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.
3-bedroom, 2-bathroom apartment of 96 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes tilt-and-turn windows with double glazing for superior thermal and acoustic insulation, along with a high-security door and a video intercom system.
The valuation. The asking price of €290,000 sits significantly above fair value at €152,109, creating an excess of €137,891 or 47.5%. Such a price gap indicates an overpriced property that may deter potential buyers.
Fair value modelled at €152,109 from the area baseline, adjusted for condition and location. Asking €290,000 sits €137,891 (47.5%) above — overpriced versus fair value.
Asking €290,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €245,184 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €245,184 + condition +€2,100 + location -€2,439 = modelled fair value of €152,109 (€1,584/m²), a €137,891 (47.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 96c699 | Subject | €290,000 | €3,021 | — | 74 | 46 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 21.0% | 75 | 56 |
| avenida de Angola | Active | €349,000 | €3,173 | 5.0% | 76 | 47 |
| largo José Joaquim Cabecinha, 17 | Active | €270,000 | €2,368 | 21.6% | 70 | 53 |
| rua Mariano Coelho | Active | €430,000 | €3,050 | 1.0% | 74 | 54 |
| Median comp | €344,500 | €3,112 | 3.0% | 75 | 54 |
Long-term rental The 3-bed apartment in Setúbal presents a gross yield of only 3.9%, indicating limited profitability for long-term rental investments. Given its high listing price of €290,000 against a fair value of €152,109, this property is overpriced and may not attract quality tenants due to its subpar neighborhood score of 46/100. Buy-and-hold While holding on to this property might seem appealing, the significant gap of 47.5% between the listing price and fair value reveals that it is overpriced in the current market. Additionally, the lower neighborhood rating of 46/100 indicates potential challenges in achieving a strong resale value over time.
Low Demand Risk The economic stability score of 40/100 indicates potential low demand for the property, which could lead to difficulties in attracting and retaining tenants given the tenant stability score of 50/100.
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