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.
2-bedroom, 1-bathroom apartment of 58 m², energy rating C. Located on rua Doutor Luís Teixeira de Macedo e Castro, 12, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment offers a large sunroom with a view of a secondary school, and a spacious pantry with a strategically placed water heater.
The valuation. The asking price of €235,000 is significantly above the fair value of €99,389, representing an overvaluation of €135,611 (57.7%). This property is not a financial opportunity for investors. Buy-to-flip angle. A resale strategy could yield a profit only if significant improvements are made, given the high asking price compared to market value. Buy-to-let angle. With an estimated rental income of €764/month and a gross yield of 3.9%, the investment is modestly attractive for long-term rental or family rental markets in the area.
Fair value modelled at €99,389 from the area baseline, adjusted for condition and location. Asking €235,000 sits €135,611 (57.7%) above — overpriced versus fair value.
Asking €235,000 versus the rua Doutor Luís Teixeira de Macedo e Castro, 12 area baseline of €92,104 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 79 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Luís Teixeira de Macedo e Castro, 12
Area baseline €92,104 + condition +€5,075 + location +€2,210 = modelled fair value of €99,389 (€1,714/m²), a €135,611 (57.7%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Subject | €235,000 | €4,052 | — | 79 | 56 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 12.7% | 74 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5881 | Active | €289,000 | €4,817 | 18.9% | 76 | 53 |
| rua Diogo Cão, 4 | Active | €315,000 | €4,145 | 2.3% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 11.8% | — | 55 |
| Median comp | €302,500 | €4,548 | 12.2% | 75 | 53 |
Long-term rental The 2-bed apartment in Setúbal is priced at €235,000, which reflects an overvaluation of approximately 57.7% compared to the fair value of €99,389. The projected gross yield of 3.9% is unlikely to attract long-term tenants in a peripheral location with subpar neighborhood ratings (56/100). Family rental At €235,000, this property is considered overpriced against its fair value of €99,389, indicating a significant disparity of 57.7%. Families may be deterred by the average neighborhood rating (56/100) and higher financial commitment required for this apartment in a rural-suburban mix area.
Economic instability risk The property has a low economic stability score of 45/100, indicating a potential for fluctuating market conditions that could impact investment returns negatively.
