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 101 m². Located on rua Moinho do Frade, 5, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The attic's terrace provides an inviting outdoor space and the wood stove in the spacious living room adds warmth and character to the home.
The valuation. The asking price of €379,000 is significantly above its fair value of €162,313, creating a discrepancy of €216,687 (57.2%). Therefore, this property is overpriced.
Fair value modelled at €162,313 from the area baseline, adjusted for condition and location. Asking €379,000 sits €216,687 (57.2%) above — overpriced versus fair value.
Asking €379,000 versus the rua Moinho do Frade, 5 area baseline of €160,388 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 73 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Moinho do Frade, 5
Area baseline €160,388 + condition +€0 + location +€1,925 = modelled fair value of €162,313 (€1,607/m²), a €216,687 (57.2%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Moinho do Frade, 5 | Subject | €379,000 | €3,752 | — | 73 | 53 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 4.8% | 75 | 48 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 8.0% | 70 | 59 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 20.8% | — | 55 |
| Setúbal (São Sebastião) · cfe2c0 | Active | €215,000 | €4,057 | 8.1% | 85 | 57 |
| Median comp | €255,000 | €4,055 | 8.0% | 75 | 56 |
Long-term rental This property appears to be overpriced at €379,000, especially given its fair value of €162,313, indicating a significant gap of 57.2%. With a gross yield of only 2.9% and a neighbourhood score of 53/100, it is unlikely to attract reliable long-term tenants. Buy-and-hold Investing in this property for long-term appreciation seems unwise due to its current overvaluation and fair value discrepancy. The peripheral location in Alentejo, combined with the economic limitations of a rural area, suggests low potential for substantial price appreciation in the future. Value-add renovation While renovations could improve the property’s appeal, the initial price of €379,000 remains significantly above fair value, rendering it a risky investment. The current condition score of 75/100 offers some potential for enhancement, but the high acquisition cost diminishes the likelihood of a rewarding renovation upside.
Low Economic Stability The economic stability score of 40/100 indicates a potential risk of decreased demand or pricing pressures in the area, which could impact the property's long-term value.
