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, 1-bathroom apartment of 86 m² on the 7th floor, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features two dedicated storage rooms and a small balcony with a partial River Sado view, enhancing its appeal for practical living and relaxation.
The valuation. The asking price of €209,900 is significantly above fair value, which is assessed at €113,216, resulting in an overpricing of €96,684 (46.1%). This indicates that the property does not represent a sound investment based on current valuations.
Fair value modelled at €113,216 from the area baseline, adjusted for condition and location. Asking €209,900 sits €96,684 (46.1%) above — overpriced versus fair value.
Asking €209,900 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €219,644 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 38/100 (Housing Market 30 · Amenities 35 · Economic 35 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €219,644 + condition -€16,797 + location -€6,555 = modelled fair value of €113,216 (€1,316/m²), a €96,684 (46.1%) gap versus the €209,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6c7818 | Subject | €209,900 | €2,441 | — | 65 | 38 |
| praceta Comandante Sá Linhares | Active | €255,000 | €2,865 | 17.4% | 70 | 55 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 36.0% | 60 | 48 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 66.0% | 70 | 59 |
| rua João Maria Jales, 10 | Active | €249,000 | €3,320 | 36.0% | 56 | 53 |
| Median comp | €249,000 | €3,320 | 36.0% | 65 | 54 |
Long-term rental The property is overpriced, with a significant gap of 46.1% against its fair value, making long-term rental an unappealing investment. The gross yield of 4.5% does not compensate for the elevated purchase price in a rural location with limited economic activity. Buy-and-hold Given the property’s fair value of €113,216, the current listing price of €209,900 reflects a speculative market rather than sound investment. Holding onto this property could lead to stagnation or depreciation in value, as the local economy primarily relies on agriculture and offers limited tenant quality.
High Vacancy Risk The property's economic stability score of 35/100 and tenant stability score of 40/100 indicate a significant likelihood of high vacancy rates, which may affect rental income and overall investment value.
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