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 79 m², energy rating E. Located on rua Augusto Nobre, 14E, Sado parish, Setúbal municipality, Setúbal district. View Features: The apartment offers a magnificent unobstructed panoramic view of the Sado River, enhancing its appeal as a serene living space in a vibrant neighborhood. Investment Potential: With its prime location near essential amenities, this property presents an excellent opportunity for both personal living and investment in the rental market.
The valuation. The asking price of €245,000 is significantly above the fair value of €213,733, representing an overpricing of €31,267 (12.8%). This price does not provide a favorable investment opportunity given the current market conditions.
Fair value modelled at €213,733 from the area baseline, adjusted for condition and location. Asking €245,000 sits €31,267 (12.8%) above — overpriced versus fair value.
Asking €245,000 versus the rua Augusto Nobre, 14E area baseline of €210,456 (€2,664/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 65 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 55/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto Nobre, 14E
Area baseline €210,456 + condition -€8,023 + location +€4,348 = modelled fair value of €213,733 (€2,705/m²), a €31,267 (12.8%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Nobre, 14E | Subject | €245,000 | €3,101 | — | 70 | 55 |
| Setúbal (São Sebastião) · f3602a | Active | €275,000 | €3,481 | 12.2% | 70 | 52 |
| rua Alves da Silva, 27 3 | Active | €265,000 | €2,732 | 11.9% | 63 | 58 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 4.6% | 72 | 54 |
| 6c7ae8 | Active | €230,000 | €3,710 | 19.6% | 72 | 59 |
| Median comp | €247,500 | €3,220 | 3.8% | 71 | 56 |
Long-term rental The 2-bed apartment in Sado is currently priced at €245,000, which is 12.8% above its fair value of €213,733, indicating that it is overpriced. The property also yields 0% gross, making it an unattractive option for long-term rental investment in an area with moderate amenities and lower tenant quality. Buy-and-hold At a listing price of €245,000, this apartment represents a suboptimal buy-and-hold investment due to its overpricing relative to the fair value of €213,733. The condition rating of 69/100 and a neighborhood rating of 55/100 further underscore the challenges associated with holding this property for future appreciation in a low-yield environment.
Economic and Tenant Stability Risk The property faces a risk due to the economic stability score of 55/100 and tenant stability score of 60/100, indicating potential challenges in consistent rental income and occupancy rates.
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