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 penthouse of 135 m² on the 8th floor, energy rating C. Located on rua Abel Salazar, 25, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This penthouse offers extensive outdoor living with three private terraces, including one with a barbecue adjacent to the kitchen, perfect for entertaining.
The valuation. The asking price of €477,000 sits significantly above the fair value of €221,919, representing a markup of 53.5%. This property is overpriced and fails to present a favorable investment opportunity based on current market analysis.
Fair value modelled at €221,919 from the area baseline, adjusted for condition and location. Asking €477,000 sits €255,081 (53.5%) above — overpriced versus fair value.
Asking €477,000 versus the rua Abel Salazar, 25 area baseline of €344,790 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 82 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua Abel Salazar, 25
Area baseline €344,790 + condition +€10,969 + location -€3,430 = modelled fair value of €221,919 (€1,644/m²), a €255,081 (53.5%) gap versus the €477,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Abel Salazar, 25 | Subject | €477,000 | €3,533 | — | 77 | 46 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 12.5% | 75 | 48 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 2.3% | 75 | 57 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 2.2% | 72 | 55 |
| Setúbal (São Sebastião) · ba3e37 | Active | €466,000 | €5,356 | 51.6% | 72 | 50 |
| Median comp | €310,000 | €3,794 | 7.4% | 74 | 53 |
Long-term rental The 3-bed penthouse in Setúbal, listed at €477,000, is significantly overpriced, with a fair value of only €221,919, resulting in a 53.5% gap. Given the area's limited economic activities and a low tenant quality score of 46/100, this property is unlikely to deliver a desirable return on investment through long-term rental. Buy-and-hold Investing in the penthouse as a buy-and-hold strategy is not advisable due to its overvaluation at €477,000 versus a fair value of €221,919, which contributes to a gross yield of only 2.7%. The rural setting, characterized by a low rating of 46/100 for neighborhood amenities, does not support strong long-term appreciation potential.
High Economic Risk The economic stability score of 35/100 indicates significant risks related to market conditions that could affect rental income and property value negatively.
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