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.
4-bedroom, 2-bathroom apartment of 87 m², built in 1980, energy rating E. Located on praça Olga Morais Sarmento, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes both an L-shaped balcony providing unobstructed views and a kitchen with a marquee-style balcony that enhances the light-filled living space.
The valuation. The asking price of €260,000 sits significantly above fair value, with a discrepancy of €167,173 (64.3%). This property is currently overpriced and does not align with market expectations. Buy-to-flip angle. A buy-to-flip strategy would be challenging due to the property's condition rating of 45/100 and the high asking price. The potential resale could yield lower margins than typical flips in the area. Buy-to-let angle. With a gross yield of 5.5%, the rental income strategy appears viable, estimating around €1,192 per month. However, the mixed neighborhood rating of 43/100 may affect long-term tenancy stability.
Fair value modelled at €92,827 from the area baseline, adjusted for condition and location. Asking €260,000 sits €167,173 (64.3%) above — overpriced versus fair value.
Asking €260,000 versus the praça Olga Morais Sarmento area baseline of €207,669 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 40 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 43/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
praça Olga Morais Sarmento
Area baseline €207,669 + condition -€41,461 + location -€3,868 = modelled fair value of €92,827 (€1,067/m²), a €167,173 (64.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Olga Morais Sarmento | Subject | €260,000 | €2,989 | — | 40 | 43 |
| avenida Dom Manuel I, 90 | Active | €245,000 | €2,207 | 26.1% | 36 | 43 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 0dcff3 | Active | €345,000 | €3,350 | 12.1% | — | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 023c60 | Active | €345,000 | €3,136 | 4.9% | 55 | 53 |
| rua Diogo Cão | Active | €225,000 | €2,368 | 20.7% | 45 | 47 |
| Median comp | €295,000 | €2,752 | 7.9% | 45 | 47 |
Long-term rental The property presents a gross yield of 5.5%, yet with a significant gap of 64.3% from its fair value, it underscores that this asset is overpriced. Additionally, the property's condition rating of 45/100 indicates that it may require substantial investment to make it attractive to long-term tenants. Buy-and-hold While holding onto the property could offer steady rental income, its 64.3% gap from fair value indicates that the purchase price is excessive, questioning the long-term capital appreciation potential. Furthermore, the low neighborhood ratings of 43/100 suggest limited growth prospects over time, posing a risk for buy-and-hold investors. Family rental The apartment could serve as a family rental, but its listing at €260,000, which is 64.3% above fair value, highlights it as overpriced in a market that may not support such pricing. Given the inadequate neighborhood score of 43/100, the property may struggle to attract suitable families seeking quality housing.
High Economic and Tenant Instability Risk The economic stability score of 35/100 indicates significant vulnerability to market fluctuations, and with a tenant stability score of 50/100, there's a higher likelihood of tenant turnover and vacancy issues.
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