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, 1-bathroom apartment of 78 m², built in 2017, energy rating D. Located on rua Salvador Pereira Amália, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a pantry for additional storage and is only 50 meters from the Alegro shopping center, enhancing convenience for residents.
The valuation. The asking price of €215,000 is significantly above the fair value of €112,652, representing a 47.6% premium. Given this disparity, the property is judged to be overpriced.
Fair value modelled at €112,652 from the area baseline, adjusted for condition and location. Asking €215,000 sits €102,349 (47.6%) above — overpriced versus fair value.
Asking €215,000 versus the rua Salvador Pereira Amália area baseline of €123,864 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 64 · Materials 67 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua Salvador Pereira Amália
Area baseline €123,864 + condition -€11,213 + location +€0 = modelled fair value of €112,652 (€1,444/m²), a €102,349 (47.6%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Salvador Pereira Amália | Subject | €215,000 | €2,756 | — | 64 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 10.6% | 68 | 45 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 24.7% | 70 | 63 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 12.8% | 68 | 53 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 14.3% | 70 | 48 |
| Median comp | €252,000 | €3,131 | 13.6% | 69 | 51 |
Long-term rental The current asking price of €215,000 reflects a significant 47.6% premium over the estimated fair value of €112,652, indicating that this investment may yield diminishing returns. Given the gross yield of 4.5% in a peripheral area with moderate housing demand, the financial viability for long-term rental remains questionable. Buy-and-hold Investing in this property at €215,000 represents a potential risk due to its overpriced status compared to the fair value of €112,652. The low yield and subpar neighborhood score of 50/100 suggest limited growth potential and insufficient rental income over the holding period. Value-add renovation Although there may be opportunities to improve the property, the current listing price of €215,000 is 47.6% above the fair value, making the investment less favorable. The modest condition score of 66/100 indicates that renovation costs could further exacerbate the financial return challenges in this overpriced asset.
Economic and Tenant Instability Risk The property faces significant risk due to both the economic stability and tenant stability scores at 50/100, indicating a lack of robustness in the market and potential issues with tenant retention.
