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 boasts an L-shaped balcony that wraps around part of the façade, providing extensive views of the Serra da Arrábida, enhancing its spacious feel.
The valuation. The asking price of €260,000 is significantly above the fair value of €182,295, reflecting a discrepancy of €77,705 (29.9%). This valuation indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the property's condition rated 45/100, requiring updates and renovations before it can attract buyers willing to pay a premium. Buy-to-let angle. With an estimated gross yield of 5.5% and monthly rental income around €1,192, this property could serve as a potential long-term investment for family rentals, despite its overall low neighborhood rating of 43/100.
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 €138,156 (€1,588/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. Full condition report →
Neighbourhood score 43/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline. Full location report →
praça Olga Morais Sarmento
Area baseline €138,156 + 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.
Long-term rental The 4-bed apartment in Setúbal is currently offered at €260,000, which is 29.9% above the fair value of €182,295. Given the subpar condition rating of 45/100 and a neighbourhood rating of 43/100, potential long-term rental income may not justify the high asking price. Buy-and-hold Investing in this property for a buy-and-hold strategy is unadvisable as it is overpriced at €260,000 compared to the fair value of €182,295. The weak neighbourhood ratings and the property’s condition indicate that future appreciation may not meet investor expectations. Family rental While the apartment could cater to families, its listing price of €260,000 exceeds the fair market value of €182,295 by 29.9%, making it a less attractive option. The area’s agricultural context and average condition ratings may deter potential family renters looking for quality living spaces.
Low tenant retention risk With a tenant stability score of 50/100, there's a moderate risk of high turnover, potentially impacting the property's consistent income stream and leading to increased vacancy periods.
