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.
0-bedroom, 0-bathroom apartment of 118 m², built in 1983. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features two balconies that enhance private outdoor space, and its close proximity to schools and parks makes it ideal for family living.
The valuation. The asking price of €270,000 is significantly above the fair value of €176,959, representing an overvaluation of €93,041, or 34.5%. This property is overpriced and does not present a sound investment at the current asking price.
Fair value modelled at €176,959 from the area baseline, adjusted for condition and location. Asking €270,000 sits €93,041 (34.5%) above — overpriced versus fair value.
Asking €270,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €187,384 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 57/100 (Housing Market 55 · Amenities 50 · Economic 40 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €187,384 + condition -€15,672 + location +€5,247 = modelled fair value of €176,959 (€1,500/m²), a €93,041 (34.5%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4a7fa8 | Subject | €270,000 | €2,288 | — | 70 | 57 |
| Setúbal (São Sebastião) · 4ba223 | Active | €175,000 | €2,612 | 14.2% | — | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 261e6e | Active | €258,000 | €3,440 | 50.3% | 68 | 56 |
| rua das Areias, 9 | Active | €349,000 | €2,390 | 4.5% | 70 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Active | €269,900 | €2,902 | 26.8% | 65 | 54 |
| Median comp | €263,950 | €2,757 | 20.5% | 68 | 52 |
Buy-and-hold This 0-bed apartment in Setúbal is currently overpriced at €270,000, with a significant gap of 34.5% compared to its fair value of €176,959. Given the low rating of 57/100 for the neighbourhood, the potential for appreciation may be limited, making this a less favorable buy-and-hold investment. Family rental With family rental demand heavily dependent on local amenities and transportation, this property’s location in a rural area with limited services suggests it would struggle to attract reliable long-term tenants. Coupled with its current price being 34.5% above fair value, it may not provide the expected returns needed for a successful family rental strategy. Long-term rental The property’s gross yield of 4.6% is not compelling, especially given that it's overpriced relative to its fair value of €176,959. In a rural area with lower tenant quality and limited infrastructure, the long-term rental prospects appear less promising, reinforcing the assertion that this property is not a prudent investment choice at this price point.
Economic Instability Risk A low economic stability score of 40/100 suggests potential fluctuations in property value and market demand that could adversely affect investment returns.
