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 92 m² on the 3rd floor, built in 1979, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a pleasant 4 m² balcony, providing a rare outdoor space in an established residential area of Setúbal with east/west solar exposure.
The valuation. The asking price of €237,500 is significantly above the fair value of €112,583, resulting in a discrepancy of €124,917 (52.6%). This property is notably overpriced for the current market conditions.
Fair value modelled at €112,583 from the area baseline, adjusted for condition and location. Asking €237,500 sits €124,917 (52.6%) above — overpriced versus fair value.
Asking €237,500 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €234,968 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €234,968 + condition -€32,344 + location -€1,169 = modelled fair value of €112,583 (€1,224/m²), a €124,917 (52.6%) gap versus the €237,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 91127a | Subject | €237,500 | €2,582 | — | 60 | 48 |
| Setúbal (São Sebastião) · 483b53 | Active | €328,000 | €3,216 | 24.6% | 48 | 49 |
| rua João Maria Jales, 10 | Active | €249,000 | €3,320 | 28.6% | 56 | 53 |
| rua José Pedro da Silva | Active | €329,999 | €3,976 | 54.0% | 45 | 56 |
| praceta Professora Virgínia Rau | Active | €259,000 | €2,846 | 10.3% | 58 | 48 |
| Median comp | €293,500 | €3,268 | 26.6% | 52 | 51 |
Buy-and-hold The asking price of €237,500 significantly exceeds the calculated fair value of €112,583, indicating a 52.6% gap that suggests the property is overpriced in relation to its potential long-term appreciation. With a gross yield of only 4% and a condition score of 53/100, the investment may struggle to provide satisfactory returns over time. Long-term rental The property presents a challenging investment scenario as it is priced above fair value, hindering its competitiveness in the long-term rental market. Given the surrounding rural economy and a neighborhood quality rating of 48/100, the prospects for reliable tenant demand are limited.
Tenant turnover risk With a tenant stability score of 55/100, there is a significant potential for increased vacancy rates, impacting rental income and overall property profitability.
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