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 93 m² on the 2nd floor, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts excellent natural light, enhanced by large windows, and an unobstructed view, contributing to a bright and airy living atmosphere.
The valuation. The asking price of €289,900 is significantly above the fair value of €146,822, representing a premium of €143,078 or 49.4%. This property is clearly overpriced based on current market trends. Buy-to-flip angle. A buy-to-flip strategy would face challenges due to the inflated asking price, requiring substantial price adjustments upon resale to attain profitability. Quick renovations could potentially enhance value but may still fall short. Buy-to-let angle. With an estimated monthly rental income of €628, the property offers a gross yield of 2.6%. The rental strategy may attract tenants seeking quality finishes, despite the less favorable neighborhood rating of 51/100.
Fair value modelled at €146,822 from the area baseline, adjusted for condition and location. Asking €289,900 sits €143,078 (49.4%) above — overpriced versus fair value.
Asking €289,900 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €237,522 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 51/100 (Housing Market 50 · Amenities 50 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Setúbal (São Sebastião), Setúbal, Setúbal
Area baseline €237,522 + condition -€1,453 + location +€591 = modelled fair value of €146,822 (€1,579/m²), a €143,078 (49.4%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 911804 | Subject | €289,900 | €3,117 | — | 70 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · ba5881 | Active | €289,000 | €4,817 | 54.5% | 76 | 53 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 2.4% | 74 | 53 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 46.5% | 74 | 53 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 30.0% | 79 | 56 |
| Median comp | €278,500 | €4,309 | 38.2% | 75 | 53 |
Long-term rental The property’s current listing at €289,900 significantly exceeds its fair value of €146,822, indicating that it is overpriced and may not yield sufficient returns for long-term rental investors given the gross yield of only 2.6%. With a neighbourhood score of 51, tenant quality and rental demand are likely to be constrained, further diminishing the investment appeal. Buy-and-hold Acquiring this 2-bed apartment at its listed price would lead to a substantial gap of 49.4% against its fair value, making it a precarious buy-and-hold investment with limited appreciation potential. The property’s condition rating of 74/100 shows it is generally decent, but does not compensate for its premium price in a neighbourhood that rates only 51 overall. Value-add renovation Investing in a value-add renovation may improve the apartment’s appeal; however, the current pricing at €289,900 means that even a successful renovation may not bridge the significant 49.4% gap to fair value. Given that the neighbourhood scores relatively low at 51, the potential for upscale finishes to enhance marketability remains limited under these circumstances.
Economic Vulnerability The property's economic stability score of 50/100 indicates a heightened risk of economic downturns impacting tenant demand and rental income.
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