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 72 m², built in 1994, energy rating D. Located on rua António Carvalho Serra, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property benefits from modern appliances and spacious, well-designed interiors resulting from the conversion from a T3 to a T2. Location Advantage: It's just a short walk to local commerce and public transport connections.
The valuation. The asking price of €260,000 is significantly above the fair value of €116,173, resulting in an overpricing of €143,827 or 55.3%. This suggests that investors should proceed with caution.
Fair value modelled at €116,173 from the area baseline, adjusted for condition and location. Asking €260,000 sits €143,827 (55.3%) above — overpriced versus fair value.
Asking €260,000 versus the rua António Carvalho Serra area baseline of €183,888 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 76 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 40 · Economic 60 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua António Carvalho Serra
Area baseline €183,888 + condition -€450 + location +€2,287 = modelled fair value of €116,173 (€1,614/m²), a €143,827 (55.3%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Carvalho Serra | Subject | €260,000 | €3,611 | — | 72 | 55 |
| rua Cidade da Beira | Active | €329,000 | €4,113 | 13.9% | 78 | 61 |
| Setúbal (São Sebastião) · ba3e37 | Active | €466,000 | €5,356 | 48.3% | 72 | 50 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 4.4% | 75 | 57 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 10.1% | 75 | 48 |
| Median comp | €329,500 | €4,045 | 12.0% | 75 | 54 |
Long-term rental The property at €260,000 is overpriced compared to its fair value of €116,173, representing a 55.3% gap. With a modest yield of 3.3% and a neighbourhood score of 55/100, potential returns do not justify the current pricing. Value-add renovation Investing in value-add renovations in this overpriced property may not yield sufficient returns given its fair value of €116,173, especially considering the 3.3% yield. The modest condition rating of 75/100 suggests limited upside potential in a neighbourhood that is largely influenced by industrial characteristics.
Tenant turnover risk The low tenant stability score of 50/100 indicates a potential for higher turnover, leading to increased vacancy rates and associated costs.
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