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.
1-bedroom, 1-bathroom apartment of 51 m², built in 1981, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious terrace with panoramic views of the Sado River and Arrábida Mountains, enhancing its appeal for outdoor relaxation and entertainment.
The valuation. The asking price of €140,000 is significantly above the fair value of €64,604, representing an overpricing of €75,396 (53.9%). This indicates that the property is not a financially sound investment at the current asking rate.
Fair value modelled at €64,604 from the area baseline, adjusted for condition and location. Asking €140,000 sits €75,396 (53.9%) above — overpriced versus fair value.
Asking €140,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €80,988 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 50 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €80,988 + condition -€18,328 + location +€1,944 = modelled fair value of €64,604 (€1,267/m²), a €75,396 (53.9%) gap versus the €140,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · ba3e02 | Subject | €140,000 | €2,745 | — | 50 | 56 |
| Setúbal (São Sebastião) · 65a493 | Active | €210,000 | €2,958 | 7.7% | 55 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 95709f | Active | €240,000 | €3,810 | 38.8% | 60 | 43 |
| rua Bombeiros de Setúbal, 43 | Active | €272,000 | €3,091 | 12.6% | 70 | 62 |
| rua de Damão | Active | €278,000 | €3,610 | 31.5% | 60 | 46 |
| Median comp | €256,000 | €3,351 | 22.1% | 60 | 50 |
Long-term rental The property is overpriced at €140,000, significantly exceeding its fair value of €64,604, which presents a 53.9% gap. While the gross yield of 6% seems attractive, the compromised condition rating of 52/100 and the moderate neighbourhood safety suggest challenges in securing quality long-term tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy is risky, as its price is markedly inflated compared to the fair market value. The lack of appreciation potential due to the property's condition and neighbourhood rating makes it an unsuitable investment for long-term capital gains. Not ideal for luxury market Given the exaggerated listing price of €140,000, this apartment does not align with luxury market standards and fails to justify its high valuation. The moderate safety and average neighbourhood amenities further diminish its appeal in the upscale segment. Not ideal for short-term vacation rental The acute overpricing of this property diminishes its feasibility for short-term vacation rental strategies. Combined with a subpar condition and neighbourhood features, it is unlikely to attract the premium rates typical of successful short-term rentals.
Economic vulnerability The property's economic stability score of 50 suggests a significant risk of market downturns that could lead to reduced tenant demand and increased vacancy rates.
