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: The top-floor terrace offers exceptional privacy and panoramic views, enhancing the residential experience of this well-maintained modern apartment in Setúbal.
The valuation. The asking price of €466,000 sits significantly above the fair value of €233,465, making it overpriced by €232,536, or 49.9%. This discrepancy highlights the need for a careful assessment before proceeding with any investment decisions.
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 €138,156 (€1,588/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. Full condition report →
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. Full location report →
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €138,156 + 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.
Long-term rental This property presents a significant gap against its fair value, indicating that the €466,000 listing price is substantially overpriced with potential long-term rental income at a low yield of just 2.2%. Additionally, the neighborhood rating of 50/100 suggests limited tenant demand, making this strategy less attractive in a peripheral location like Setúbal (São Sebastião). Buy-and-hold The current listing price is 49.9% above fair value, categorizing this 2-bedroom apartment as overpriced, which diminishes the potential for capital appreciation over time. With a housing condition score of 77/100, while solid, it does not compensate for the significant price premium in a neighborhood that lacks necessary amenities and economic strength. Family rental Given the immense gap from the fair value, this apartment is overpriced at €466,000, which would challenge its viability for family rentals in the area. The neighborhood's low score reflects limited attractions for families, further complicating rental demand and sustainability.
High Economic Risk The low economic stability score of 40/100 indicates a potentially volatile market, which could impact property value and rental income.
