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 79 m², built in 2000. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This apartment features a well-maintained balcony that enhances its natural light and offers views of the desirable Vale do Cobro neighborhood, ideal for outdoor relaxation.
The valuation. The asking price of €249,000 is significantly above the fair value of €116,425, positioning it as overpriced by €132,575 (53.2%). This discrepancy indicates a less attractive investment opportunity.
Fair value modelled at €116,425 from the area baseline, adjusted for condition and location. Asking €249,000 sits €132,575 (53.2%) above — overpriced versus fair value.
Asking €249,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €188,573 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €188,573 + condition -€8,023 + location -€1,004 = modelled fair value of €116,425 (€1,474/m²), a €132,575 (53.2%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 261e60 | Subject | €249,000 | €3,152 | — | 70 | 48 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 1.1% | 72 | 53 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 12.5% | 64 | 50 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 9.1% | 70 | 63 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 17.8% | — | 55 |
| Median comp | €254,950 | €3,277 | 4.0% | 70 | 54 |
Long-term rental Given the current listing price of €249,000, the projected yield of 3.5% gross indicates that this property is overpriced, especially when considering the fair value of €116,425 which reveals a substantial 53.2% gap. Additionally, the neighbourhood rating of 48/100 and overall property condition of 69/100 suggest limited demand and tenant quality in the area, further straining the investment's potential. Family rental At a listing price of €249,000, this property's rental yield of 3.5% gross is disappointing, particularly given that it exceeds the fair market value by 53.2%. With a neighbourhood score of 48/100, it is likely to struggle in attracting families looking for quality rental options, reflecting a less favorable investment outlook for this specific strategy.
Economic Vulnerability The property faces significant economic risk due to a low economic stability score of 40/100, which may affect tenant retention and rental income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
