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 96 m², energy rating D. Located on rua António José Baptista, 137A, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features two sunrooms that enhance its usable living space, while its prime location ensures excellent connectivity to local transport options.
The valuation. The asking price of €270,000 is significantly above fair value at €144,218, resulting in an overpricing of €125,782 or 46.6%. This property does not represent a sound investment given its inflated market position.
Fair value modelled at €144,218 from the area baseline, adjusted for condition and location. Asking €270,000 sits €125,782 (46.6%) above — overpriced versus fair value.
Asking €270,000 versus the rua António José Baptista, 137A area baseline of €152,448 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 55 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua António José Baptista, 137A
Area baseline €152,448 + condition -€9,450 + location +€1,220 = modelled fair value of €144,218 (€1,502/m²), a €125,782 (46.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António José Baptista, 137A | Subject | €270,000 | €2,813 | — | 72 | 52 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €315,000 | €2,716 | 3.4% | 70 | 52 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 10.6% | 68 | 55 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 44.1% | 70 | 59 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 41.4% | — | 49 |
| Median comp | €299,000 | €3,543 | 26.0% | 70 | 54 |
Long-term rental The current gross yield of 4.5% does not justify the property's considerably high listing price of €270,000, especially given the fair value of only €144,218, indicating the property is overpriced. With a neighborhood rating of 52/100, the long-term rental potential is limited and not attractive for investment. Value-add renovation Although there might be opportunities for value-add renovations considering the property's condition score of 69/100, the substantial gap of 46.6% between listing price and fair value suggests that the initial investment is too high. Renovations might enhance the property’s appeal, but the current listing renders it overpriced, limiting potential returns. Family rental While the property can be marketed towards families, the peripheral location near Setúbal and an average neighborhood rating of 52/100 imply limited desirability for family rentals. The significant pricing above fair value indicates that families may seek more competitively priced options elsewhere, making this an overpriced choice for the market.
High Tenant Turnover Risk With a tenant stability score of 55/100, there is an increased likelihood of frequent tenant turnover that may lead to inconsistent rental income and higher vacancy rates.
