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, 2-bathroom house of 78 m², energy rating E. Located Sado parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property includes a versatile 1-bedroom annex, suitable for guest accommodation or a home office, and boasts a charming outdoor patio perfect for entertaining. Location: Setúbal's Sado Beaches offer easy access to local shops and services.
The valuation. The asking price of €349,500 is €146,644 (42.0%) above the fair value of €202,856. This property is considered overpriced based on the current market standards.
Fair value modelled at €202,856 from the area baseline, adjusted for condition and location. Asking €349,500 sits €146,644 (42.0%) above — overpriced versus fair value.
Asking €349,500 versus the Sado, Setúbal, Setúbal area baseline of €207,792 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 54/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Sado, Setúbal, Setúbal
Area baseline €207,792 + condition -€15,234 + location +€3,434 = modelled fair value of €202,856 (€2,601/m²), a €146,644 (42.0%) gap versus the €349,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sado · 9385f9 | Subject | €349,500 | €4,481 | — | 65 | 54 |
| rua da Areia, 148 | Active | €280,000 | €2,718 | 39.3% | 50 | 56 |
| Setúbal (São Sebastião) · b7b508 | Active | €228,000 | €4,471 | 0.2% | 42 | 54 |
| travessa Alcochete, 4 | Active | €299,000 | €3,051 | 31.9% | 50 | 52 |
| Gâmbia-Pontes-Alto da Guerra · 956bfc | Active | €450,000 | €3,571 | 20.3% | 65 | 55 |
| Median comp | €289,500 | €3,311 | 26.1% | 50 | 55 |
Long-term rental Given the fair value of €202,856, the current listing price of €349,500 presents a 42.0% gap, indicating the property is overpriced. The low yield of 2.8% coupled with a neighbourhood rating of 54/100 suggests limited rental appeal in the long-term market, making this investment less favorable. Family rental With the listing price significantly exceeding the fair value, this property’s status as overpriced at €349,500 compared to €202,856 limits its attractiveness for family rentals. Additionally, the neighbourhood rating of 54/100 indicates potential challenges attracting stable family tenants, particularly given the suburban location. Buy-and-hold The property is currently priced at €349,500, surpassing its fair value of €202,856, and highlights its overpriced status in the buy-and-hold strategy. The modest yield of 2.8%, combined with a condition score of 63/100, raises concerns about future appreciation and long-term viability, making it a less compelling hold for investors.
Economic Vulnerability With an economic stability score of 45/100, there is a significant risk of economic downturns negatively impacting the property’s value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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