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 100 m², energy rating E. Located on rua Flávio Resende, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a closed balcony that enhances outdoor living and a private storage room on the top floor, adding convenience and extra space for residents.
The valuation. The asking price of €310,000 is significantly higher than the fair value of €163,488, representing a premium of €146,513 (47.3%). This property is thus classified as overpriced. Buy-to-flip angle. A resale strategy could involve renovating the property to leverage its high-quality finishes and modern fixtures, aiming for a quick turnover at a higher market price. Buy-to-let angle. The rental income strategy projects a monthly income of approximately €749, yielding a gross annual return of 2.9%, appealing for long-term family rentals in a mixed neighbourhood.
Fair value modelled at €163,488 from the area baseline, adjusted for condition and location. Asking €310,000 sits €146,513 (47.3%) above — overpriced versus fair value.
Asking €310,000 versus the rua Flávio Resende area baseline of €255,400 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Flávio Resende
Area baseline €255,400 + condition +€4,688 + location +€0 = modelled fair value of €163,488 (€1,635/m²), a €146,513 (47.3%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Flávio Resende | Subject | €310,000 | €3,100 | — | 80 | 50 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 4.6% | 72 | 54 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 12.3% | 70 | 52 |
| avenida do Alentejo | Active | €285,000 | €3,800 | 22.6% | 75 | 49 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 8.1% | 74 | 48 |
| Median comp | €280,000 | €3,417 | 10.2% | 73 | 51 |
Long-term rental The 2-bed apartment in Setúbal is overpriced at €310,000, significantly exceeding its fair value of €163,488, creating a 47.3% gap. With a gross yield of only 2.9%, the long-term rental return is unlikely to justify the high purchase price, especially given the neighborhood's average rating of 50/100. Family rental Investing in this unit for family rental purposes appears unwise as it is overpriced, valuing the apartment at €310,000 against a fair value of €163,488, leaving a concerning 47.3% gap. The area's limited local infrastructure and amenities, reflected in its mediocre neighborhood score of 50/100, diminish its appeal to potential family tenants in search of value.
Low Economic Stability Risk The economic stability score of 35/100 indicates a high likelihood of market volatility, which may adversely impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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