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 88 m², built in 2003. Located on rua São João de Deus, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The remodeled kitchen includes a south-facing balcony with unobstructed views, and the apartment boasts two dedicated parking spaces, enhancing urban living convenience.
The valuation. The asking price of €360,000 is significantly above the fair value of €143,914, representing an overpriced situation with a disparity of €216,086 (60.0%). This indicates poor investment potential at the current price point.
Fair value modelled at €143,914 from the area baseline, adjusted for condition and location. Asking €360,000 sits €216,086 (60.0%) above — overpriced versus fair value.
Asking €360,000 versus the rua São João de Deus area baseline of €224,752 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua São João de Deus
Area baseline €224,752 + condition +€1,375 + location +€2,795 = modelled fair value of €143,914 (€1,635/m²), a €216,086 (60.0%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João de Deus | Subject | €360,000 | €4,091 | — | 72 | 55 |
| Setúbal (São Sebastião) · ba3e37 | Active | €466,000 | €5,356 | 30.9% | 72 | 50 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 8.3% | 73 | 53 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 8.9% | 78 | 48 |
| rua António José Baptista, 137A | Active | €270,000 | €2,813 | 31.2% | 72 | 52 |
| Median comp | €338,500 | €3,739 | 8.6% | 73 | 51 |
Long-term rental The 2-bed apartment in Setúbal is not positioned for success in the long-term rental market, considering its fair value is significantly lower at €143,914, revealing a 60.0% overpricing. With a low gross yield of 2.8% and mediocre neighborhood conditions, the potential for consistent rental income is limited. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise, given its substantial gap versus fair value and the rural nature of the area, which typically restricts appreciation potential. Holding a property that is 60.0% overpriced inhibits the ability to generate value over time, especially when tenant quality and amenities are lacking. Value-add renovation While value-add renovation strategies can enhance property appeal, this specific apartment is overpriced at €360,000, making the financial justification for such investments precarious. The significant gap to fair value suggests that even with renovations, achieving a return on investment may remain elusive in a market with limited demand and lower-quality neighborhood services.
Economic Weakness The property faces a significant risk due to its low economic stability score of 35/100, indicating potential volatility in revenue generation and occupancy rates. Instabilidade Económica A propriedade enfrenta um risco significativo devido à sua baixa pontuação de estabilidade económica de 35/100, o que indica uma potencial volatilidade na geração de receitas e nas taxas de ocupação.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
