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 81 m² on the 2nd floor, energy rating D. Located on avenida Infante Dom Henrique, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Storage solutions: The apartment features two storage rooms that provide uncommon storage capacity, enhancing functionality for families or individuals needing extra organizational space.
The valuation. The asking price of €250,000 is significantly above the fair value of €108,733, resulting in an overpricing of €141,267 (56.5%). This property cannot be classified as a deal given its inflated valuation.
Fair value modelled at €108,733 from the area baseline, adjusted for condition and location. Asking €250,000 sits €141,267 (56.5%) above — overpriced versus fair value.
Asking €250,000 versus the avenida Infante Dom Henrique area baseline of €206,874 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 65 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 50 · Amenities 40 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
avenida Infante Dom Henrique
Area baseline €206,874 + condition -€18,352 + location -€1,544 = modelled fair value of €108,733 (€1,342/m²), a €141,267 (56.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Infante Dom Henrique | Subject | €250,000 | €3,086 | — | 65 | 47 |
| rua João Maria Jales | Active | €230,000 | €2,987 | 3.2% | 50 | 44 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 31.3% | 70 | 59 |
| Setúbal (São Sebastião) · f35fb5 | Active | €329,999 | €3,976 | 28.8% | — | 49 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 20.9% | 65 | 38 |
| Median comp | €232,500 | €3,482 | 12.8% | 65 | 47 |
Long-term rental The property is overpriced at €250,000 compared to a fair value of €108,733, resulting in a significant valuation gap of 56.5%. With a gross yield of only 4%, the return on investment is not compelling given the high acquisition cost and the limitations of the local rental market. Value-add renovation While potential renovations could improve the property’s condition, currently rated at 61/100, the investment cost would need to justify the €250,000 listing price, which is already significantly above fair value. The property’s low neighborhood rating of 47/100 suggests that even after improvements, the property may not attract higher-value tenants to offset its initial overpricing.
Weak Economic Environment The property faces a risk due to a low economic stability score of 40/100, indicating potential challenges in attracting stable tenants and maintaining rental income.
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