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 91 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a large pantry/storage area, enhancing its appeal for those needing extra organizational space in a family-friendly environment. Condition Notes: Quality materials elevate the interior aesthetic despite minor wear in some areas.
The valuation. The asking price of €283,000 is significantly above the fair value of €140,715, representing a 50.3% premium. This indicates that the property is overpriced and does not offer a compelling investment opportunity.
Fair value modelled at €140,715 from the area baseline, adjusted for condition and location. Asking €283,000 sits €142,285 (50.3%) above — overpriced versus fair value.
Asking €283,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €232,414 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 72 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €232,414 + condition -€6,683 + location +€2,890 = modelled fair value of €140,715 (€1,546/m²), a €142,285 (50.3%) gap versus the €283,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0325bf | Subject | €283,000 | €3,110 | — | 68 | 55 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 11.0% | 75 | 57 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 21.0% | 70 | 52 |
| rua António José Baptista, 137A | Active | €270,000 | €2,813 | 9.6% | 72 | 52 |
| rua Diogo Cão, 4 | Active | €315,000 | €4,145 | 33.3% | 75 | 48 |
| Median comp | €287,500 | €3,133 | 0.7% | 74 | 52 |
Long-term rental The current listing price of €283,000 significantly exceeds the fair value of €140,715, indicating that the property is overpriced by 50.3%. Additionally, with a gross yield of only 3.3% and a relatively low neighbourhood rating of 55/100, long-term rental prospects appear limited in this area. Family rental With a market valuation gap of 50.3%, the €283,000 asking price suggests the property is overpriced and fails to align with family rental market dynamics. The condition score of 70/100 does not enhance its attractiveness for families seeking quality, making this investment less appealing. Buy-and-hold Investing in this property for the buy-and-hold strategy is not strategic, given its significant overpricing with a fair value of €140,715 compared to the €283,000 ask. Furthermore, the combination of a low gross yield of 3.3% and a weighted neighbourhood score of 55/100 does not promise a strong appreciation potential over time.
Economic Exposure Risk The economic stability score of 40/100 suggests significant vulnerability to regional economic downturns, potentially impacting rental income and property value.
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