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 124 m² on the 3rd floor, energy rating B. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes three private balconies that provide exceptional sun exposure and a shared terrace equipped with a barbecue for outdoor gatherings.
The valuation. The asking price of €470,000 is significantly above the fair value of €393,099, resulting in an overvaluation of €76,901 (19.6%). This indicates the property is overpriced. Buy-to-flip angle. A resale strategy could leverage the apartment's appealing finishes and quality materials to attract buyers in a competitive market, aiming for a higher price. Buy-to-let angle. Given an estimated rental income of €1,097/month, the gross yield of 2.8% suggests modest returns, aligning with a long-term rental strategy despite the mixed neighbourhood.
Fair value modelled at €393,099 from 6 comparable sales in the area. Asking €470,000 sits €76,901 (19.6%) above — overpriced versus fair value.
Asking €470,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €337,079 (€2,718/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €337,079, adjusted for condition and micro-location, gives a modelled fair value of €393,099 (€3,170/m²), a €76,901 (19.6%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 467f7f | Subject | €470,000 | €3,790 | — | 75 | 48 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 4.1% | 75 | 53 |
| avenida Bento Gonçalves | Active | €490,000 | €4,298 | 13.4% | 85 | 49 |
| rua José Pereira Martins, 25 | Active | €359,000 | €2,872 | 24.2% | 80 | 39 |
| rua Diogo Fernandes Pereira, 27 | Active | €369,000 | €3,075 | 18.9% | 80 | 56 |
| Median comp | €404,500 | €3,356 | 11.5% | 80 | 51 |
Long-term rental The property's current listing of €470,000 exceeds its fair value of €393,099 by 19.6%, indicating a potential misalignment with market expectations. With a gross yield of only 2.8%, the investment may yield disappointing cash flows in a rural neighborhood that scores just 48/100 for amenities and tenant quality. Buy-and-hold While a buy-and-hold strategy typically thrives on market appreciation, this property’s selling price suggests it's overpriced at €470,000 compared to a fair value of €393,099. Given the limited growth potential highlighted by the neighborhood quality, holding this asset may not yield sufficient returns over time.
Economic Vulnerability With an economic stability score of 40/100, there is a significant risk that economic fluctuations could negatively impact property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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