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 apartment of 118 m². Located on rua da Fé, 1, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Balcony barbecue enhances outdoor entertaining, complemented by individual storage unit on the lower level for added convenience.
The valuation. The asking price of €309,000 is significantly higher than the fair value of €176,297, representing an overvaluation of €132,703 (42.9%). This discrepancy suggests the property is overpriced and may not provide a sound investment opportunity.
Fair value modelled at €176,297 from the area baseline, adjusted for condition and location. Asking €309,000 sits €132,703 (42.9%) above — overpriced versus fair value.
Asking €309,000 versus the rua da Fé, 1 area baseline of €301,372 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 50 · Amenities 50 · Economic 45 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua da Fé, 1
Area baseline €301,372 + condition -€9,588 + location -€1,499 = modelled fair value of €176,297 (€1,494/m²), a €132,703 (42.9%) gap versus the €309,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Fé, 1 | Subject | €309,000 | €2,619 | — | 68 | 48 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 37.9% | 72 | 55 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 6.2% | 70 | 52 |
| rua António José Baptista, 137A | Active | €270,000 | €2,813 | 7.4% | 72 | 52 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 51.8% | 75 | 48 |
| Median comp | €277,500 | €3,212 | 22.7% | 72 | 52 |
Long-term rental Despite the property being listed at €309,000, the fair value is significantly lower at €176,297, indicating it is overpriced by 42.9%. The 4% gross yield does not sufficiently compensate for the premium price in a neighbourhood with moderate demand and a low tenant quality rating of 48/100. Buy-and-hold With a discrepancy of 42.9% between the listing price and fair value, this investment fails to present an attractive buy-and-hold opportunity. The combination of a 4% gross yield and a moderate condition score of 70/100 raises concerns over long-term appreciation potential in a peripheral urban/rural area. Not ideal for: Luxury market, Short-term rental, Student housing This property is unsuitable for luxury market investment due to its pricing and neighbourhood quality. Additionally, the short-term rental and student housing markets are unlikely to yield favorable returns given the current local dynamics and property condition.
Economic and Tenant Instability Risk With both economic and tenant stability scores at 45/100, the property potentially faces high turnover rates and income instability, jeopardizing consistent cash flow.
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