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.
3-bedroom, 2-bathroom apartment of 157 m², energy rating C. Located on avenida Mestre Lima de Freitas, 49, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts two spacious balconies with unobstructed views of Serra da Arrábida, enhancing outdoor leisure opportunities in a serene urban setting.
The valuation. The asking price of €449,000 is well above the fair value of €258,947, which represents a premium of €190,053 (42.3%). This property is considered overpriced based on current market trends.
Fair value modelled at €258,947 from the area baseline, adjusted for condition and location. Asking €449,000 sits €190,053 (42.3%) above — overpriced versus fair value.
Asking €449,000 versus the avenida Mestre Lima de Freitas, 49 area baseline of €400,978 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Mestre Lima de Freitas, 49
Area baseline €400,978 + condition +€5,642 + location +€3,989 = modelled fair value of €258,947 (€1,649/m²), a €190,053 (42.3%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Mestre Lima de Freitas, 49 | Subject | €449,000 | €2,860 | — | 74 | 54 |
| rua Tebaida | Active | €387,000 | €2,764 | 3.3% | 75 | 56 |
| rua Gil Eanes, 12 | Active | €290,000 | €3,021 | 5.6% | 75 | 43 |
| rua Madalena Claro | Active | €375,000 | €3,074 | 7.5% | 74 | 52 |
| avenida Dom João | Active | €370,000 | €2,891 | 1.1% | 74 | 54 |
| Median comp | €372,500 | €2,956 | 3.4% | 75 | 53 |
Long-term rental The current listing price of €449,000 translates to a significant 42.3% gap from the fair value of €258,947, indicating that the property is overpriced. With a gross yield of only 3.4%, this investment lacks sufficient return potential for long-term rental prospects. Buy-and-hold Given the high listing price relative to its fair value, the investment in this property for a buy-and-hold strategy is not advisable. The peripheral location and the neighborhood scores of 54/100 further suggest limited appreciation potential over time, reinforcing the conclusion that this property is overpriced.
Economic downturn risk With an economic stability score of 45/100, there's a significant risk that economic conditions may worsen, potentially leading to decreased property values and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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