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, 2-bathroom apartment of 87 m², built in 1994, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This top-floor apartment offers a large private terrace that enhances privacy and provides stunning panoramic views, making it ideal for outdoor relaxation and entertaining. Monthly Condominium Fee: €30.
The valuation. The asking price of €466,000 is significantly above the fair value of €141,419, creating a disparity of €324,582 (69.7%). This property is overpriced, limiting its attractiveness for investment opportunities.
Fair value modelled at €141,419 from the area baseline, adjusted for condition and location. Asking €466,000 sits €324,582 (69.7%) above — overpriced versus fair value.
Asking €466,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €222,198 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €222,198 + condition +€3,263 + location +€0 = modelled fair value of €141,419 (€1,626/m²), a €324,582 (69.7%) gap versus the €466,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · ba3e37 | Subject | €466,000 | €5,356 | — | 72 | 50 |
| rua São João de Deus | Active | €360,000 | €4,091 | 23.6% | 72 | 55 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 39.7% | 70 | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 15.4% | — | 55 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 29.9% | 73 | 53 |
| Median comp | €325,000 | €3,922 | 26.8% | 72 | 55 |
Long-term rental The property is currently listed at €466,000, which is significantly above the fair value of €141,419, suggesting a misalignment in pricing. With a gross yield of only 2.2%, the low potential return indicates that this investment may not be attractive for long-term rental purposes. Buy-and-hold Investing in this property at a price of €466,000, while the fair value is €141,419, reflects an opportunity cost that could yield poor performance in the buy-and-hold strategy. Given the 2.2% gross yield, holding this asset is unlikely to appreciate meaningfully in the current market conditions. Family rental Listing the property at €466,000 when the fair market value is €141,419 positions it as overpriced and limits its appeal for family rental purposes. With a 2.2% gross yield and a housing quality rating of 77/100, the financials do not support a strong family rental strategy. Not ideal for This property is not suited for short-term vacation rental due to its overpriced status of €466,000 relative to fair value, which hinders competitiveness in that market. Furthermore, factors like a neighbourhood rating of 50/100 can deter both tourists and students, making it less viable for those segments.
Economic Downturn Risk The economic stability score of 40/100 indicates a significant risk of downturns that could lead to decreased property demand and lower rental income.
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