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, 1-bathroom apartment of 70 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a private balcony with city views, enhancing both natural light and outdoor space, and is situated just a short walk from local parks and schools.
The valuation. The asking price of €220,000 is significantly above the fair value of €88,389, representing an overpricing of €131,611 (59.8%). This discrepancy suggests that the property lacks adequate value for its current listing.
Fair value modelled at €88,389 from the area baseline, adjusted for condition and location. Asking €220,000 sits €131,611 (59.8%) above — overpriced versus fair value.
Asking €220,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €178,780 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 58 · Materials 54 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €178,780 + condition -€21,438 + location -€1,334 = modelled fair value of €88,389 (€1,263/m²), a €131,611 (59.8%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 938867 | Subject | €220,000 | €3,143 | — | 58 | 47 |
| rua João Maria Jales, 10 | Active | €249,000 | €3,320 | 5.6% | 56 | 53 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 5.6% | 60 | 48 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 9.4% | 58 | 48 |
| praceta Professora Virgínia Rau | Active | €229,000 | €2,516 | 19.9% | 65 | 51 |
| Median comp | €249,000 | €3,083 | 1.9% | 59 | 50 |
Long-term rental The property in Setúbal is overpriced at €220,000 compared to the fair value of €88,389, creating a significant gap of 59.8%. With a gross yield of only 4.9% and a neighbourhood rating of 47/100, this investment lacks the fundamental conditions for a sustainable long-term rental strategy. Buy-and-hold Given the pricing situation, the apartment is not suitable for a buy-and-hold strategy, as the current valuation far exceeds its fair value. The weak condition score of 55/100 further suggests that holding this asset long-term would likely yield disappointing returns due to inflated acquisition costs.
Weak Market Fundamentals The economic stability score of 35/100 suggests a challenging market that may lead to increased vacancy rates and lower rental demand.
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