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 102 m² on the 3rd floor, built in 1983, energy rating D. Located on rua Fernao Lopes14, 3, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property features a spacious balcony, offering outdoor space for relaxation, along with excellent proximity to the Praça do Quebedo train station for easy commuting.
The valuation. The asking price of €328,000 sits €189,314 or 57.7% above the fair value of €138,686, making the property overpriced. The significant disparity highlights the lack of market conditions justifying this valuation.
Fair value modelled at €263,293 from 6 comparable sales in the area. Asking €296,000 sits €32,707 (12.4%) above — overpriced versus fair value.
Asking €296,000 versus the rua Fernao Lopes14, 3 area baseline of €216,478 (€2,122/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €216,478, adjusted for condition and micro-location, gives a modelled fair value of €263,293 (€2,581/m²), a €32,707 (12.4%) gap versus the €296,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fernao Lopes14, 3 | Subject | €296,000 | €2,902 | — | 62 | 48 |
| rua de Badajoz | Active | €399,800 | €2,897 | 0.2% | 65 | 49 |
| Setúbal (São Sebastião) · f10ad3 | Active | €257,900 | €2,456 | 15.4% | 70 | 54 |
| avenida Nuno Álvares, 44 | Active | €329,000 | €2,719 | 6.3% | 66 | — |
| Setúbal (São Sebastião) · f10a61 | Active | €257,900 | €2,456 | 15.4% | 70 | 54 |
| Median comp | €293,450 | €2,588 | 10.8% | 68 | 54 |
Long-term rental This property, priced at €328,000, is significantly overpriced compared to its fair value of €138,686, creating a gap of 57.7%. With a gross yield of only 3.6% and a neighbourhood score of 48/100, it makes long-term rental a less attractive strategy in the current market conditions. Buy-and-hold Given the substantial overpricing of this apartment, which exceeds its fair value by 57.7%, long-term capital appreciation may not be realized. The overall condition rating of 61/100 further diminishes the likelihood of a solid return on investment in the buy-and-hold strategy. Not ideal for Student housing, Luxury market, Short-term vacation rental
High Vacancy Risk The low Economic Stability score of 35/100 and a moderate Tenant Stability score of 50/100 suggest a heightened risk of vacancy, which may lead to fluctuating rental income and increased loss in cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
