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 89 m², built in 1993, energy rating E. Located on rua Malmequeres, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers an unobstructed view of the surrounding landscape, enhancing its appeal for both personal use and investment opportunities. Location Benefits: Situated on Central Street, it provides immediate access to essential services and public transport.
The valuation. The asking price of €249,000 is significantly above the fair value of €140,201, indicating an overpriced position of €108,799 (43.7%). This discrepancy raises concerns about the potential for future appreciation in value.
Fair value modelled at €140,201 from the area baseline, adjusted for condition and location. Asking €249,000 sits €108,799 (43.7%) above — overpriced versus fair value.
Asking €249,000 versus the rua Malmequeres area baseline of €227,306 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 55 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua Malmequeres
Area baseline €227,306 + condition +€0 + location -€1,131 = modelled fair value of €140,201 (€1,575/m²), a €108,799 (43.7%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Malmequeres | Subject | €249,000 | €2,798 | — | 72 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 62.0% | — | 55 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 15.4% | 70 | 59 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 27.7% | 75 | 48 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 44.8% | 70 | 59 |
| Median comp | €255,000 | €3,812 | 36.2% | 70 | 57 |
Long-term rental Given the gross yield of 4.2% and an overpriced listing, the investment potential for long-term rental is diminished, making it less appealing. The high gap of 43.7% versus the fair value signals that future returns may not meet expectations in this rural location. Family rental While family rentals can often provide steady income, this property’s overpriced status and a neighbourhood rating of 48/100 suggest significant challenges in achieving sustainable demand. The combination of fair value misalignment and local economic limitations raises concerns about tenant retention and long-term profitability.
Economic Vulnerability The property faces a significant risk due to its low economic stability score of 45/100, indicating potential economic downturns that could negatively impact rental income and property value.
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