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.
1-bedroom, 1-bathroom apartment of 80 m², built in 2002. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This apartment boasts a balcony offering excellent views and great solar exposure, enhancing both natural light and outdoor living potential in a well-situated locale.
The valuation. The asking price of €282,000 sits €165,052 (58.5%) above the fair value of €116,948, indicating that this property is overpriced compared to its actual worth. The disparity raises concerns for potential investors.
Fair value modelled at €116,948 from the area baseline, adjusted for condition and location. Asking €282,000 sits €165,052 (58.5%) above — overpriced versus fair value.
Asking €282,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €127,040 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €127,040 + condition -€12,125 + location +€2,033 = modelled fair value of €116,948 (€1,462/m²), a €165,052 (58.5%) gap versus the €282,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4a7eae | Subject | €282,000 | €3,525 | — | 68 | 54 |
| rua José Luciano de Carvalho, 2 | Active | €170,000 | €3,091 | 12.3% | 62 | 48 |
| praça do Brasil S / N | Active | €245,000 | €3,712 | 5.3% | — | 55 |
| Setúbal (São Sebastião) · 1e61a5 | Active | €255,000 | €3,110 | 11.8% | 68 | 53 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 10.6% | 70 | 48 |
| Median comp | €247,000 | €3,131 | 11.2% | 68 | 51 |
Long-term rental The 1-bed apartment in Setúbal is currently priced at €282,000, representing a significant 58.5% gap above its fair value of €116,948, indicating it is overpriced for the rental market. With a gross yield of just 3.2% and a lower tenant quality in a rural area, the long-term rental strategy may yield below-market returns and increased vacancy risk in such a limited economic environment. Buy-and-hold Investing in this 1-bed apartment as a buy-and-hold strategy appears unwise, given its €282,000 listing price greatly exceeds the fair valuation of €116,948, positioning the property as overpriced. The 3.2% yield alongside a subpar neighborhood rating may hinder long-term appreciation potential, making it a less attractive option for stable investment growth in the real estate market.
Economic vulnerability Given the low economic stability score of 45/100, the property may be exposed to economic downturns, impacting its long-term value and rental income potential.
