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, 2-bathroom apartment of 80 m², built in 1986, energy rating E. Located on avenida Nuno Álvares, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts spacious integrated storage solutions in the master bedroom and a vibrant community environment with access to bike paths and green spaces nearby.
The valuation. The asking price of €298,000 is significantly above the fair value of €132,274, indicating an overpriced property by €165,726 (55.6%). Investors should proceed with caution given this premium. Buy-to-flip angle. A buy-to-flip strategy may be challenging due to the excessive asking price, which limits potential profit margins in a resale scenario. Short-term renovations might not justify the steep investment necessary to reach market norms. Buy-to-let angle. The estimated gross yield of 3.3%, translating to around €820/month, reflects lower rental income potential. With the mixed neighborhood rating of 48/100, demand may be subdued for long-term tenants.
Fair value modelled at €132,274 from the area baseline, adjusted for condition and location. Asking €298,000 sits €165,726 (55.6%) above — overpriced versus fair value.
Asking €298,000 versus the avenida Nuno Álvares area baseline of €204,320 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 45 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
avenida Nuno Álvares
Area baseline €204,320 + condition +€6,250 + location -€1,016 = modelled fair value of €132,274 (€1,653/m²), a €165,726 (55.6%) gap versus the €298,000 asking price.
Long-term rental The 2-bed apartment in Setúbal is overpriced by 55.6% compared to its fair value of €132,274, making long-term rental less appealing. With a gross yield of only 3.3%, this investment may not generate sufficient returns given the high entry cost. Family rental Given the current valuation of €298,000, this property is overpriced, thus presenting challenges for the family rental market. The neighborhood rating of 48/100 suggests limited attractiveness for potential family renters, affecting demand and occupancy rates. Buy-and-hold This property, priced significantly above its fair value, complicates a buy-and-hold investment strategy, especially considering the inadequate yield of 3.3%. With its location in a less desirable area and a neighborhood score of 48/100, future appreciation in value appears unlikely despite a long-term holding approach.
Economic volatility risk The property is situated in an area with an economic stability score of 45/100, indicating a high susceptibility to economic downturns which could impact property value and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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