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 63 m² on the 1st floor, built in 1978, energy rating C. Located on rua Santiago, Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a balcony with a scenic view of the Sado River estuary, enhancing the living experience with natural beauty and tranquility.
The valuation. The asking price of €260,000 is significantly higher than the fair value of €158,232, representing an overpriced property by €101,768 (39.1%). This disparity raises concerns about investment viability. Buy-to-flip angle. The buy-to-flip strategy could be challenging due to the property’s current condition rating of 66/100, which may require additional renovations to reach marketable standards. Profitable resale may hinge on improvements to the more basic finishes. Buy-to-let angle. With an estimated gross yield of 3.9% and monthly rental income of approximately €845, the buy-to-let strategy presents a moderate return. However, mixed neighbourhood quality may complicate tenant attraction and retention.
Fair value modelled at €158,232 from the area baseline, adjusted for condition and location. Asking €260,000 sits €101,768 (39.1%) above — overpriced versus fair value.
Asking €260,000 versus the rua Santiago area baseline of €172,998 (€2,746/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 67 · Materials 65 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 50/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
rua Santiago
Area baseline €172,998 + condition -€8,466 + location +€0 = modelled fair value of €158,232 (€2,512/m²), a €101,768 (39.1%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santiago | Subject | €260,000 | €4,127 | — | 67 | 50 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 1.8% | 70 | 59 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 31.9% | — | 42 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 40.5% | 70 | 52 |
| rua Diogo Cão, 4 | Active | €315,000 | €4,145 | 0.4% | 75 | 48 |
| Median comp | €262,000 | €3,432 | 16.8% | 70 | 50 |
Long-term rental The property is overpriced at €260,000, significantly exceeding the fair value of €158,232, with a gap of 39.1%. Despite a gross yield of 3.9%, the limited proximity to major urban centers and a moderate neighbourhood score of 50/100 may hinder long-term rental demand. Family rental With a fair value of €158,232, the current listing price represents a substantial overvaluation of 39.1%. Families may be less inclined to rent in an area with a rural setting and a neighbourhood condition score of only 50/100, affecting the rental potential. Value-add renovation Although the property might appeal for renovations given its 66/100 condition, its current price of €260,000 is 39.1% above the fair value of €158,232, categorizing it as overpriced. The necessary investments in the property would likely be challenging to recoup in a rural area with limited demand for renovated units.
Economic and Tenant Instability Risk With an economic stability score of 40/100 and tenant stability score of 50/100, there is a significant risk of fluctuations in rental income and potential vacancy rates, which can lead to financial instability for the property.
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