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 68 m², energy rating D. Located on avenida Bento Jesus Caraça, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a practical pantry for additional storage and is situated on a busy avenue with excellent access to public transport and local amenities. Additional Context: Ideal for both personal use and investment. Energy Rating: D.
The valuation. The asking price of €219,500 sits significantly above the fair value of €110,065, making it overpriced by €109,435 (49.9%). This discrepancy warrants caution for potential investors who prioritize value acquisition.
Fair value modelled at €110,065 from the area baseline, adjusted for condition and location. Asking €219,500 sits €109,435 (49.9%) above — overpriced versus fair value.
Asking €219,500 versus the avenida Bento Jesus Caraça area baseline of €162,316 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 59/100 (Housing Market 45 · Amenities 60 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bento Jesus Caraça
Area baseline €162,316 + condition -€1,806 + location +€3,887 = modelled fair value of €110,065 (€1,619/m²), a €109,435 (49.9%) gap versus the €219,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento Jesus Caraça | Subject | €219,500 | €3,228 | — | 70 | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 40.4% | — | 55 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 10.6% | 75 | 48 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 25.5% | 70 | 59 |
| rua Gregório Lopes, 31 | Active | €219,000 | €4,867 | 50.8% | 72 | 58 |
| Median comp | €255,000 | €4,292 | 32.9% | 72 | 57 |
Long-term rental The 2-bed apartment in Setúbal is overpriced at €219,500, which is 49.9% above the fair value of €110,065, making it a less attractive option for long-term rental investors. With a gross yield of only 4.2% and a neighbourhood score of 59/100, the investment does not provide the necessary returns to justify the elevated price. Value-add renovation Considering the current listing price of €219,500, the apartment does not present a sound opportunity for value-add renovation given that it is significantly overpriced at a 49.9% premium to fair value. The condition score of 73/100 indicates some potential for upgrades, but the initial investment is hampered by the property being overvalued. Family rental The pricing of the apartment in Setúbal at €219,500 does not align with the fair value of €110,065, indicating that it is overpriced by 49.9%, which diminishes its feasibility for family rentals. While the neighbourhood benefits from decent safety norms and amenities, the steep price could deter potential long-term tenants seeking affordable housing options.
Economic Vulnerability The property faces a significant risk due to an economic stability score of 50/100, indicating potential challenges in market performance and value retention. Tenant Instability Additionally, a tenant stability score of 55/100 suggests that tenant turnover could be high, leading to unreliable rental income.
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