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 110 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a direct-access balcony from one of the bedrooms and a practical laundry area off the kitchen, enhancing convenience and outdoor leisure space.
The valuation. The asking price of €270,000 is significantly above the fair value of €170,417, making this property overpriced by €99,583 (36.9%). This raises concerns about potential returns on investment. Buy-to-flip angle. A buy-to-flip strategy could involve purchasing the property and making value-add renovations, aiming for a resale price that exceeds the current asking amount after improvements. Buy-to-let angle. With an estimated rental income of €1,012/month, the property offers a gross yield of 4.5%, which could provide steady cash flow, particularly with the potential for rental demand in the developing area.
Fair value modelled at €170,417 from the area baseline, adjusted for condition and location. Asking €270,000 sits €99,583 (36.9%) above — overpriced versus fair value.
Asking €270,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €280,940 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 69 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €280,940 + condition -€6,359 + location +€2,096 = modelled fair value of €170,417 (€1,549/m²), a €99,583 (36.9%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 23f20b | Subject | €270,000 | €2,455 | — | 69 | 53 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 31.5% | 70 | 59 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 65.1% | 70 | 59 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 47.1% | 72 | 55 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 45.5% | 75 | 48 |
| Median comp | €247,500 | €3,591 | 46.3% | 71 | 57 |
Buy-and-hold The 3-bed apartment in Setúbal is overpriced at €270,000 compared to its fair value of €170,417, presenting a 36.9% gap that reflects an inflated market perception. With a gross yield of only 4.5%, the property does not present an attractive long-term investment opportunity given its poor neighborhood score of 53/100 and moderate condition rating of 71/100. Value-add renovation Investing in this apartment for value-add renovations should be approached cautiously, as the property is significantly overpriced at €270,000 versus a fair value of €170,417, signaling a lack of initial equity. The potential for increased value through renovations may exist, but the current pricing limits the ability to realize such gains effectively. Not ideal for Short-term rental and luxury market strategies are particularly unsuitable here, as this apartment's neighborhood score of 53/100 and rural context do not support premium rental returns. Additionally, the lack of appeal and amenities further diminishes the feasibility of targeting the student housing market.
Economic Vulnerability The low economic stability score of 45/100 indicates a high risk of market fluctuations that could negatively impact rental income.
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