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 109 m², energy rating D. Located on avenida Bento de Jesus Caraça S / N, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a shared balcony that enhances the living space, perfect for family gatherings or enjoying the sunshine, and includes a valuable attic storage room.
The valuation. The asking price of €320,000 is significantly above the fair value of €168,516, representing a difference of €151,484 (47.3%). Given this appraisal, the property is considered overpriced.
Fair value modelled at €168,516 from the area baseline, adjusted for condition and location. Asking €320,000 sits €151,484 (47.3%) above — overpriced versus fair value.
Asking €320,000 versus the avenida Bento de Jesus Caraça S / N area baseline of €278,386 (€2,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 55 · Amenities 48 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
avenida Bento de Jesus Caraça S / N
Area baseline €278,386 + condition -€5,961 + location +€1,385 = modelled fair value of €168,516 (€1,546/m²), a €151,484 (47.3%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento de Jesus Caraça S / N | Subject | €320,000 | €2,936 | — | 75 | 52 |
| Setúbal (São Sebastião) · be942b | Active | €348,000 | €3,252 | 10.8% | 73 | 58 |
| rua da Fé, 1 | Active | €309,000 | €2,619 | 10.8% | 68 | 48 |
| rua António Carvalho Serra | Active | €260,000 | €3,611 | 23.0% | 72 | 55 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 11.4% | 74 | 48 |
| Median comp | €287,000 | €3,262 | 11.1% | 73 | 52 |
Long-term rental The property is overpriced at €320,000, significantly exceeding its fair value of €168,516, which indicates a 47.3% disparity. With a gross yield of only 3.7%, the potential return on investment does not justify the elevated price. Buy-and-hold Despite holding potential in the peri-urban area near Setúbal, the property is overpriced at €320,000 compared to its fair value of €168,516. The current condition and neighborhood rating further suggest that long-term appreciation may be limited, making it a risky buy-and-hold strategy considering its high acquisition cost.
Economic and Tenant Instability The economic stability score of 50/100 indicates potential volatility in the local market, while the tenant stability score of 55/100 suggests a higher likelihood of tenant turnover, both contributing to an unpredictable rental income stream.
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