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 128 m², built in 2003, energy rating D. Located on rua António José Baptista, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The living room features a fireplace with heat recovery, enhancing efficiency and comfort, while the backyard offers a dedicated space for a jacuzzi, perfect for leisure.
The valuation. The asking price of €355,000 is significantly above the fair value of €198,412, representing an overvaluation of €156,588 (44.1%). This positions the property as overpriced in the current market.
Fair value modelled at €198,412 from the area baseline, adjusted for condition and location. Asking €355,000 sits €156,588 (44.1%) above — overpriced versus fair value.
Asking €355,000 versus the rua António José Baptista area baseline of €326,912 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 76 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 46/100 (Housing Market 38 · Amenities 48 · Economic 42 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua António José Baptista
Area baseline €326,912 + condition -€1,600 + location -€3,252 = modelled fair value of €198,412 (€1,550/m²), a €156,588 (44.1%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António José Baptista | Subject | €355,000 | €2,773 | — | 72 | 46 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 30.2% | 72 | 55 |
| Setúbal (São Sebastião) · ba3e37 | Active | €466,000 | €5,356 | 93.1% | 72 | 50 |
| rua da Fé, 1 | Active | €309,000 | €2,619 | 5.6% | 68 | 48 |
| rua António José Baptista, 137A | Active | €270,000 | €2,813 | 1.4% | 72 | 52 |
| Median comp | €289,500 | €3,212 | 15.8% | 72 | 51 |
Long-term rental Given the current asking price of €355,000, the gross yield of 3.8% does not justify the high cost relative to the fair value of €198,412, indicating that this investment is overpriced. The limited access to urban centers and a neighborhood score of 46/100 further detracts from the property's rental appeal. Buy-and-hold The significant gap of 44.1% between the asking price and fair value suggests that this property is overpriced, making long-term appreciation less likely to produce lucrative returns. With a neighborhood score of just 46/100, investors may find it challenging to achieve sustained rental demand over time. Family rental At €355,000, the property is overpriced compared to its fair market value of €198,412, impacting its attractiveness as a family rental investment. Additionally, the neighborhood's amenities and tenant quality ratings reveal a less desirable living environment, which could limit the appeal to families seeking a long-term rental. Not ideal for: Short-term rental, Luxury market, Student housing High price points and a neighborhood ranking of only 46/100 indicate that this property is ill-suited for short-term rental opportunities, which typically require vibrant local markets for success. Similarly, the agricultural elements and limited amenities reduce the viability for luxury market or student housing investments.
Economic Downturn Risk Low economic stability score of 42/100 suggests potential challenges in market demand and property value retention, while a tenant stability score of 50/100 indicates less reliable rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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