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 €125,452 (€1,588/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 €125,452 + 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.
