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 house of 86 m², built in 1962, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a versatile annex suitable for various uses, and a spacious yard perfect for outdoor gatherings, enhancing its appeal for family activities.
The valuation. The asking price of €350,000 is significantly above the fair value of €142,714, at a difference of €207,286 (59.2%). This property is clearly overpriced. Buy-to-flip angle. A resale strategy hinges on upscale renovations to enhance market appeal, but the substantial markup makes flipping less feasible given market expectations. Buy-to-let angle. With a gross yield of 3.7%, achieving an estimated rental income of €1,079/month presents a stable income strategy, albeit in a mixed neighborhood with limited economic diversification.
Fair value modelled at €142,714 from the area baseline, adjusted for condition and location. Asking €350,000 sits €207,286 (59.2%) above — overpriced versus fair value.
Asking €350,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €219,644 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 79 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €219,644 + condition +€8,331 + location -€2,185 = modelled fair value of €142,714 (€1,659/m²), a €207,286 (59.2%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4d47b2 | Subject | €350,000 | €4,070 | — | 79 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d53ac | Active | €349,900 | €4,486 | 10.2% | 72 | 48 |
| rua das Oliveiras, 8 | Active | €330,000 | €6,471 | 59.0% | 75 | 47 |
| Gâmbia-Pontes-Alto da Guerra · 28b909 | Active | €575,000 | €2,396 | 41.1% | 75 | 48 |
| travessa 8 de Março | Active | €575,000 | €2,396 | 41.1% | 78 | 44 |
| Median comp | €462,450 | €3,441 | 15.4% | 75 | 48 |
Long-term rental The property’s gross yield of 3.7% is not compelling, especially considering its substantial gap from the fair value at €142,714, indicating that this investment is overpriced. Additionally, the neighbourhood rating of 46/100 suggests limited tenant quality and demand, further compromising the long-term rental potential. Buy-and-hold Given the significant overpricing of the property at €350,000 compared to its fair value, this strategy presents a higher risk without adequate return potential. The rural context and reliance on agriculture make long-term appreciation uncertain, as economic diversification remains limited in the area. Family rental The family rental market may face challenges due to the property being overpriced, as the asking price of €350,000 far exceeds the fair value. Furthermore, with a neighbourhood rating of only 46/100, the availability of desirable amenities and services for families is likely limited, making it a less attractive option for potential renters.
Low economic growth risk The property faces significant risk due to an economic stability score of 35/100, indicating potential challenges in tenant demand and rental income stability.
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