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.
4-bedroom, 3-bathroom apartment of 224 m², energy rating A. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment's unique attribute is the seamless flow from a fully equipped kitchen to a spacious terrace, enhancing outdoor living with breathtaking river views.
The valuation. The asking price of €895,000 is significantly higher than the fair value of €362,499, representing an overvaluation of €532,501 (59.5%). This property is not a prudent investment due to its overpriced nature.
Fair value modelled at €362,499 from the area baseline, adjusted for condition and location. Asking €895,000 sits €532,501 (59.5%) above — overpriced versus fair value.
Asking €895,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €572,096 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 80 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 40 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €572,096 + condition -€1,750 + location +€8,537 = modelled fair value of €362,499 (€1,618/m²), a €532,501 (59.5%) gap versus the €895,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6c79ef | Subject | €895,000 | €3,996 | — | 76 | 56 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 9.0% | 75 | 53 |
| rua Hermínio Cunha, 1 | Active | €595,000 | €4,760 | 19.1% | 80 | 46 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 9.0% | 74 | 51 |
| avenida Belo Horizonte, 226 | Active | €410,000 | €2,929 | 26.7% | 75 | 55 |
| Median comp | €440,000 | €3,636 | 9.0% | 75 | 52 |
Long-term rental The property is overpriced at €895,000 compared to its fair value of €362,499, resulting in a significant 59.5% gap. With a modest gross yield of 2.1%, this investment offers limited financial incentive for long-term rental viability. Buy-and-hold Acquiring this apartment as a buy-and-hold strategy may lead to unfavorable returns due to its current price exceeding fair market value by a substantial margin. The lack of urban infrastructure and an average neighborhood score of 56/100 further diminishes the prospect of appreciation in value over time.
Economic vulnerability The low economic stability score of 45/100 suggests a high risk of market fluctuations that could negatively impact property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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