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. This apartment features a spacious 26.19m² terrace with unobstructed city views and barbecue facilities, perfect for entertaining and relaxation in an urban setting.
The valuation. The asking price of €360,000 sits significantly above the fair value of €238,880, indicating an overpriced situation with a premium of €121,120 (33.6%). This discrepancy may deter potential investment interest.
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 €139,744 (€1,588/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. Full condition report →
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. Full location report →
rua São João de Deus
Area baseline €139,744 + 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.
Long-term rental The 2-bed apartment in Setúbal is overpriced at €360,000, as the fair value is only €238,880, indicating a significant gap of 33.6%. The gross yield of 2.8% combined with the limited rural amenities suggests that long-term rental viability may be compromised. Buy-and-hold Considering the current listing price of €360,000 against a fair value of €238,880, the potential for appreciation is limited, making this property an unwise buy-and-hold investment. The neighborhood's economic conditions and tenant quality further underscore the risks associated with holding this asset long-term. Value-add renovation While renovations might enhance the property’s appeal, the high initial investment of €360,000 compared to the fair value of €238,880 indicates it is not a worthwhile value-add renovation opportunity. The existing condition score of 76/100 does not justify the price, given that the location lacks sufficient desirability and amenities.
[Economic Instability Risk] With an economic stability score of 35/100, the property faces a significant risk of fluctuating market conditions that could lead to decreased rental income and property value.
