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 114 m², built in 1981, energy rating C. Located on largo José Joaquim Cabecinha, 17, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious suite with an integrated closet and unmatched panoramic views of Setúbal, enhancing both natural light and the sense of openness.
The valuation. The asking price of €270,000 sits significantly above the fair value of €178,751, overpricing the property by €91,249 or 33.8%. This indicates it is not a sound investment at its current listed price.
Fair value modelled at €178,751 from the area baseline, adjusted for condition and location. Asking €270,000 sits €91,249 (33.8%) above — overpriced versus fair value.
Asking €270,000 versus the largo José Joaquim Cabecinha, 17 area baseline of €272,118 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 40 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
largo José Joaquim Cabecinha, 17
Area baseline €272,118 + condition -€4,453 + location +€2,172 = modelled fair value of €178,751 (€1,568/m²), a €91,249 (33.8%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo José Joaquim Cabecinha, 17 | Subject | €270,000 | €2,368 | — | 70 | 53 |
| Setúbal (São Sebastião) · 96c699 | Active | €290,000 | €3,021 | 27.5% | 74 | 46 |
| avenida Luísa Todi | Active | €340,000 | €3,656 | 54.4% | 75 | 56 |
| rua de Badajoz | Active | €399,800 | €2,897 | 22.3% | 65 | 49 |
| avenida de Angola | Active | €349,000 | €3,173 | 34.0% | 76 | 47 |
| Median comp | €344,500 | €3,097 | 30.8% | 75 | 48 |
Long-term rental The property is overpriced at €270,000, with a fair value of only €178,751, indicating a significant 33.8% gap. The gross yield of 4.1% reflects limited returns in a peripheral area with moderate tourism and a less diversified local economy. Family rental Despite its size and adequate condition, the property is overpriced with a fair value gap of 33.8%, making it a poor investment for family rentals. The neighborhood's lower rating (53/100) suggests limited appeal for families seeking quality amenities and tenant stability. Buy-and-hold Given the substantial 33.8% gap from fair value and an unsustainable yield of 4.1%, this property does not present an attractive buy-and-hold opportunity. The weaker economy and limited tourism in the area further diminish its potential for long-term capital appreciation.
Low Economic Resilience The property has a low economic stability score of 45/100, indicating a higher risk of economic downturns impacting rental incomes and property values.
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