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 75 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious attic, nearly the same size as the living area, providing extensive possibilities for customization, such as a home office or recreational space.
The valuation. The asking price of €249,000 sits significantly above the fair value of €94,124, representing an overpricing of €154,876 (62.2%). This disparity suggests that the property is overpriced and may deter potential buyers.
Fair value modelled at €94,124 from the area baseline, adjusted for condition and location. Asking €249,000 sits €154,876 (62.2%) above — overpriced versus fair value.
Asking €249,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €119,100 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 55 · Room dimensions 54). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €119,100 + condition -€24,023 + location -€953 = modelled fair value of €94,124 (€1,255/m²), a €154,876 (62.2%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 03254b | Subject | €249,000 | €3,320 | — | 60 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 95709f | Active | €240,000 | €3,810 | 14.7% | 60 | 43 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 22.0% | 70 | 59 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 14.3% | 58 | 48 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 19.8% | — | 49 |
| Median comp | €249,500 | €3,893 | 17.3% | 60 | 49 |
Long-term rental The property is overpriced at €249,000 compared to the fair value of €94,124, indicating a significant 62.2% gap that undermines its long-term rental viability. With a gross yield of only 3.4% and a condition score of 55/100, the investment returns may not meet investor expectations in a rural area with limited demand. Family rental Although the property is situated in a rural setting with typically low crime rates, its price of €249,000 far exceeds the fair value of €94,124, resulting in a 62.2% overpricing issue. The neighbourhood's dimensions, with a score of 48/100, suggest that it may not attract families seeking quality housing, limiting potential rental income and tenant quality.
Low Economic Stability Risk The property faces a significant risk due to a low economic stability score of 35/100, which may lead to reduced demand and potential rent defaults.
