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, 1-bathroom apartment of 88 m², built in 1987. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy features: The kitchen's recent renovation includes high-quality appliances, adding contemporary efficiency while enhancing the apartment's appeal in a competitive real estate market. Condizioni: Le finiture e il layout appaiono funzionali, sebbene alcune aree possano mostrare un'usura minima o richiedere lievi aggiornamenti.
The valuation. The asking price of €285,000 sits significantly above the fair value of €133,858, representing a remarkable €151,142 (53.0%) premium. This property is clearly overpriced, making it less appealing for potential buyers seeking a fair market deal.
Fair value modelled at €133,858 from the area baseline, adjusted for condition and location. Asking €285,000 sits €151,142 (53.0%) above — overpriced versus fair value.
Asking €285,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €139,744 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €139,744 + condition -€7,563 + location +€1,677 = modelled fair value of €133,858 (€1,521/m²), a €151,142 (53.0%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 261fdf | Subject | €285,000 | €3,239 | — | 72 | 53 |
| rua das Dálias, 6 | Active | €254,900 | €2,999 | 7.4% | 68 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 032543 | Active | €280,000 | €3,636 | 12.3% | 62 | 46 |
| rua Raúl Brandão | Active | €249,000 | €3,557 | 9.8% | 75 | 56 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 2.7% | 70 | 48 |
| Median comp | €251,950 | €3,355 | 3.6% | 69 | 47 |
Long-term rental Given the property's current listing price of €285,000 and a fair value of €133,858, this apartment is significantly overpriced at a 53.0% gap, limiting its attractiveness for long-term rental investment. With a gross yield of only 4.2% and below-average neighbourhood ratings, the investment potential appears compromised in this rural Alentejo setting. Farm stay vacations The 3-bed apartment in Setúbal is priced at €285,000, which significantly exceeds its fair value of €133,858, presenting a 53.0% price gap, indicating the property is overpriced. Given the rural context and accessibility to basic services, this property may not attract the premium rates typically expected in the farm stay vacation market due to its poor yield. Buy-and-hold The current listing of €285,000 for the apartment highlights a concerning 53.0% gap over its fair valuation of €133,858, rendering it an overpriced buy-and-hold candidate. With a modest gross yield of 4.2% and an average condition rating of 70/100, the property lacks the fundamentals necessary for long-term appreciation.
Economic Vulnerability The property faces a significant investment risk due to a low economic stability score of 40/100, indicating potential instability in market conditions that could affect property value and rental demand.
