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 96 m² on the 1st floor, energy rating C. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This property benefits from a recently renovated kitchen equipped with quality appliances and a spacious layout that enhances family gatherings in the heart of Setúbal.
The valuation. The asking price of €285,000 exceeds the fair value of €156,077 by €128,923, marking it as overpriced at 45.2% above fair market standards. Buy-to-flip angle. A wholesale strategy focusing on value-add renovations could potentially increase resale value significantly, but current pricing indicators suggest limited profit margins. Buy-to-let angle. With a gross yield of 4%, the estimated rental income of €950/month provides a solid return; however, higher initial investment costs may affect long-term profitability.
Fair value modelled at €156,077 from the area baseline, adjusted for condition and location. Asking €285,000 sits €128,923 (45.2%) above — overpriced versus fair value.
Asking €285,000 versus the rua Gil Eanes area baseline of €245,184 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 50 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Eanes
Area baseline €245,184 + condition +€1,800 + location +€1,829 = modelled fair value of €156,077 (€1,626/m²), a €128,923 (45.2%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €285,000 | €2,969 | — | 74 | 53 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 33.9% | 75 | 48 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 17.2% | 70 | 52 |
| rua Abel Salazar, 25 | Active | €477,000 | €3,533 | 19.0% | 77 | 46 |
| praceta António Enes | Active | €290,000 | €3,494 | 17.7% | 75 | 49 |
| Median comp | €310,000 | €3,514 | 18.3% | 75 | 49 |
Long-term rental The property is overpriced at €285,000 compared to a fair value of €156,077, resulting in a significant gap of 45.2%. Given the 4% gross yield, the return potential does not justify the current asking price in a market with average tenant quality and limited demand from the surrounding employment center. Value-add renovation Investing in renovation is not advisable due to the property being overpriced at €285,000, especially when the fair value is only €156,077. The existing condition rating of 76/100 indicates some room for improvement, but the high entry cost significantly diminishes potential returns from any enhancements made. Family rental Although the apartment's size might appeal to families, the significant price point of €285,000 relative to a fair value of €156,077 means that it is overpriced. The neighbourhood's average rating of 53/100 suggests limited desirability which could hinder stable family rental prospects at this elevated price point.
Economic and Tenant Risk The property faces a significant risk due to its economic stability score of 60/100 and tenant stability score of 55/100, indicating potential challenges in maintaining consistent 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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