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 116 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts a closed balcony that enhances organization and doubles as a functional laundry area, while the eighth-floor location ensures breathtaking panoramic views of Setúbal.
The valuation. The property is listed at €315,000, which is €141,100 (44.8%) above its fair value of €173,900. This significant disparity indicates that the property is overpriced in the current market context.
Fair value modelled at €292,277 from 6 comparable sales in the area. Asking €285,000 sits €7,277 (2.5%) below — the upside to fair value.
Asking €285,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €215,354 (€1,856/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €215,354, adjusted for condition and micro-location, gives a modelled fair value of €292,277 (€2,520/m²), a €7,277 (2.5%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6fbd3a | Subject | €285,000 | €2,457 | — | 70 | 52 |
| rua Bombeiros de Setúbal | Active | €380,000 | €2,568 | 4.5% | 75 | 45 |
| rua Bombeiros de Setúbal | Active | €360,000 | €2,449 | 0.3% | 72 | 52 |
| Setúbal (São Sebastião) · 07fcaf | Active | €335,000 | €2,393 | 2.6% | 72 | 59 |
| rua Camilo Castelo Branco | Active | €340,000 | €2,636 | 7.3% | 72 | 53 |
| Median comp | €350,000 | €2,509 | 2.1% | 72 | 53 |
Long-term rental The property is overpriced at €315,000 compared to a fair value of €173,900, indicating a 44.8% gap that undermines future rental profitability. With a gross yield of only 3.7% and a neighbourhood score of 52/100, the long-term rental potential is significantly diminished. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is ill-advised due to its considerable overpricing relative to the fair market value. The modest 3.7% yield and the lower 69/100 condition rating suggest that holding this asset may not generate the desired returns over time. Value-add renovation Pursuing a value-add renovation strategy is not justified here as the property is currently priced well above fair value, limiting any potential returns on investment. The neighbourhood's 52/100 rating further complicates the outlook, making it unlikely that renovations would yield a sufficient increase in value to justify the purchase price.
Economic Vulnerability The economic stability score of 40/100 indicates a high risk of market fluctuations that could impact rental income and property value.
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