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 apartment of 83 m², built in 2006, energy rating C. Located on praceta António Enes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features two balconies, offering both eastern and western views, and is equipped with an ambient sound system for enhanced comfort.
The valuation. The asking price of €290,000 is significantly above the fair value of €133,222, indicating a discrepancy of €156,778 (54.1%). This property is priced overpriced compared to the market's assessment.
Fair value modelled at €133,222 from the area baseline, adjusted for condition and location. Asking €290,000 sits €156,778 (54.1%) above — overpriced versus fair value.
Asking €290,000 versus the praceta António Enes area baseline of €211,982 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
praceta António Enes
Area baseline €211,982 + condition +€1,945 + location -€527 = modelled fair value of €133,222 (€1,605/m²), a €156,778 (54.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta António Enes | Subject | €290,000 | €3,494 | — | 75 | 49 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 13.8% | 75 | 48 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 8.7% | 74 | 53 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 29.7% | 70 | 52 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5881 | Active | €289,000 | €4,817 | 37.9% | 76 | 53 |
| Median comp | €287,000 | €3,583 | 2.5% | 75 | 53 |
Long-term rental Given the gross yield of 2.9%, this property is not optimal for generating substantial passive income through long-term rentals, particularly as the fair value indicates it is overpriced by 54.1%. Moreover, with a low neighborhood rating of 49/100, tenant appeal may be limited in this rural area that primarily relies on agriculture for economic activities. Value-add renovation Investing in value-add renovations may not yield the expected returns, as the property is overpriced at €290,000 compared to the fair value of €133,222, indicating a significant gap of 54.1%. Furthermore, with a condition rating of 77/100, the potential increase in property value from renovations may be insufficient to justify the investment in a rural location with constrained economic activities.
Economic Instability Risk The property's economic stability score of 35/100 indicates a significant risk of economic downturns affecting rental income and property value.
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