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 77 m² on the 2nd floor, built in 1999, energy rating D. Located on rua do Mirante, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Converted into a T3, this apartment offers flexible living spaces and includes a balcony for added outdoor enjoyment and a storage room for enhanced organization.
The valuation. The asking price of €279,000 significantly exceeds the fair value of €118,604 by €160,396, or 57.5%. This property is clearly overpriced given the market conditions.
Fair value modelled at €118,604 from the area baseline, adjusted for condition and location. Asking €279,000 sits €160,396 (57.5%) above — overpriced versus fair value.
Asking €279,000 versus the rua do Mirante area baseline of €196,658 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 42/100 (Housing Market 35 · Amenities 40 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua do Mirante
Area baseline €196,658 + condition +€241 + location -€3,913 = modelled fair value of €118,604 (€1,540/m²), a €160,396 (57.5%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Mirante | Subject | €279,000 | €3,623 | — | 74 | 42 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 1.4% | 75 | 48 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 11.8% | 70 | 59 |
| rua Moinho do Frade, 5 | Active | €379,000 | €3,752 | 3.6% | 73 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 25.1% | — | 55 |
| Median comp | €282,500 | €3,902 | 7.7% | 73 | 54 |
Long-term rental The property is overpriced at €279,000 compared to a fair value of €118,604, presenting a significant gap of 57.5%. A gross yield of 3.8% is insufficient to justify this inflated price in a neighborhood rated only 42/100. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, given its current listing exceeds fair value by 57.5%. With a 3.8% gross yield and a condition score of 75/100, the potential for long-term appreciation is unlikely in this rural Alentejo setting.
Low Economic Resilience The economic stability score of 35/100 indicates a high risk of market fluctuations and potential declines in property value or rental demand, raising concerns for long-term investment viability.
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