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 77 m², built in 1995, energy rating D. Located on rua União das Freguesias de Setúbal, Gâmbia-Pontes-Alto da Guerra parish, Setúbal municipality, Setúbal district. This apartment features a small balcony that offers a bright outdoor space, perfect for enjoying the city's mild climate while being within walking distance of local amenities.
The valuation. The asking price of €275,000 is significantly above fair value, which is assessed at €125,509. This results in a discrepancy of €149,491, indicating that the property is overpriced by 54.4%.
Fair value modelled at €125,509 from the area baseline, adjusted for condition and location. Asking €275,000 sits €149,491 (54.4%) above — overpriced versus fair value.
Asking €275,000 versus the rua União das Freguesias de Setúbal area baseline of €122,276 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 50 · Amenities 45 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua União das Freguesias de Setúbal
Area baseline €122,276 + condition +€4,211 + location -€978 = modelled fair value of €125,509 (€1,630/m²), a €149,491 (54.4%) gap versus the €275,000 asking price.
Long-term rental This 2-bed apartment, priced at €275,000, offers a gross yield of only 4%, signaling a less attractive long-term rental prospect given its significant €149,491 gap from fair value. Coupled with a neighborhood score of just 48/100, this investment is likely to face challenges in securing high-quality tenants. Buy-and-hold While the property is situated in a semi-rural area near Setúbal, its condition rating of 79/100 does not compensate for the steep price tag, which is 54.4% above fair value. Investors should be cautious, as the potential for long-term appreciation does not outweigh the current overpriced position. Not ideal for short-term vacation rental Given the property’s substantial gap from fair value and the neighborhood’s low score, it is unlikely to attract sufficient demand for short-term rentals. The semi-rural setting further diminishes its appeal in the competitive vacation rental market. Not ideal for luxury market The pricing and location do not align with luxury market expectations, as the property is overpriced relative to the fair value. Additionally, with a neighborhood score of 48/100, it lacks the amenities and allure typically associated with premium properties.
Economic Vulnerability The property faces a potential risk due to its low Economic Stability score of 45/100, indicating a weaker market environment that could affect rental income. Tenant Instability Additionally, with a Tenant Stability score of 50/100, there is a moderate risk of tenant turnover, which could result in increased vacancy rates and associated costs.
