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.
0-bedroom, 0-bathroom apartment of 80 m², built in 1978. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property showcases a mix of charming older architectural details and modernized kitchen and bathroom spaces, adding character amidst the potential for personal aesthetic enhancements.
The valuation. The asking price of €249,900 is significantly above fair value at €110,048, representing an overpriced condition of €139,852 (56.0%). Buyers should proceed with caution, as this property does not present a favorable financial opportunity.
Fair value modelled at €110,048 from the area baseline, adjusted for condition and location. Asking €249,900 sits €139,852 (56.0%) above — overpriced versus fair value.
Asking €249,900 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €204,320 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 55 · Materials 64 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 55 · Amenities 50 · Economic 48 · Tenant Quality 53). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €204,320 + condition -€17,500 + location +€508 = modelled fair value of €110,048 (€1,376/m²), a €139,852 (56.0%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4d4613 | Subject | €249,900 | €3,124 | — | 55 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 28bab8 | Active | €239,000 | €4,268 | 36.6% | 65 | 55 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 21.6% | 72 | 46 |
| rua Gregório Lopes, 31 | Active | €219,000 | €4,867 | 55.8% | 72 | 58 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4a7fad | Active | €269,900 | €2,902 | 7.1% | 65 | 54 |
| Median comp | €233,500 | €4,034 | 29.1% | 69 | 55 |
Long-term rental The property is overpriced at €249,900, with a fair value of only €110,048, indicating that the potential rents may not justify the investment. Given a 4% gross yield and a condition rating of 61/100, long-term rental prospects are likely subdued due to the high acquisition cost relative to evaluated returns. Buy-and-hold With a fair value gap of 56.0%, investing in this property as a buy-and-hold strategy poses significant risk due to overpricing at €249,900. The combination of a lackluster neighborhood score of 51/100 and the property's condition suggests minimal appreciation potential over the long term. Value-add renovation Although value-add renovations could improve the property, the current overpriced listing at €249,900 raises concerns about the return on investment given the fair value of €110,048. Renovating in a neighborhood with a moderate score of 51/100 may not yield sufficient returns to justify costs and the initial high investment. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic Vulnerability The economic stability score of 48/100 indicates a significant risk of fluctuating market conditions that could affect property value and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
