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.
4-bedroom, 3-bathroom house of 273 m², built in 2015, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This house offers a versatile basement studio with kitchenette and bathroom for potential rental income, and a tranquil corner lot bordered by fruit trees for added privacy.
The valuation. The asking price of €675,000 is significantly above the fair value of €431,020, resulting in an excess of €243,980, or 36.1%. This property is therefore deemed overpriced.
Fair value modelled at €431,020 from the area baseline, adjusted for condition and location. Asking €675,000 sits €243,980 (36.1%) above — overpriced versus fair value.
Asking €675,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €697,242 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 71 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 45 · Amenities 50 · Economic 55 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €697,242 + condition -€5,972 + location +€3,468 = modelled fair value of €431,020 (€1,579/m²), a €243,980 (36.1%) gap versus the €675,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4a7fab | Subject | €675,000 | €2,473 | — | 75 | 52 |
| Gâmbia-Pontes-Alto da Guerra · 90d881 | Active | €595,000 | €2,479 | 0.3% | 68 | 51 |
| Gâmbia-Pontes-Alto da Guerra · 6d54b5 | Active | €575,000 | €2,396 | 3.1% | 70 | 46 |
| beco do Girassol | Active | €595,000 | €2,479 | 0.3% | 71 | 49 |
| Gâmbia-Pontes-Alto da Guerra · 6d55a6 | Active | €575,000 | €2,406 | 2.7% | 70 | 58 |
| Median comp | €585,000 | €2,443 | 1.2% | 70 | 50 |
Long-term rental The property at €675,000 is situated in a semi-urban area of Setúbal, which undermines its housing strength and tenant quality, evidenced by the only average neighborhood rating of 52/100. With a gross yield of 3.9%, the investment does not align with the fair value of €431,020, therefore indicating that the property is overpriced by 36.1%. Value-add renovation While the condition rating of 74/100 suggests that some improvements could enhance the property's appeal, the underlying industrial context and crime norm in the area pose intrinsic risks. Thus, despite potential for value-add renovations, the property remains overpriced at €675,000 in light of its fair value of €431,020, reflecting a significant gap of 36.1%.
[Economic Vulnerability] The property faces a risk due to a low economic stability score of 55/100, indicating potential challenges in maintaining financial viability.
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