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 12th floor, built in 1990, energy rating D. Located on rua Tratado de Tordesilhas, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a functional pantry for additional storage and a spacious balcony offering outdoor relaxation, enhancing the overall living experience despite its minimal decor.
The valuation. The asking price of €250,000 sits €20,084 (8.7%) above the fair value of €229,916, indicating a reasonable valuation. While slightly elevated, the asking price is consistent with market trends in the area. Buy-to-flip angle. The buy-to-flip strategy could capitalize on potential renovations, allowing for a competitive resale in a slowly evolving neighborhood. By improving the interior condition, an increase in the property value can be anticipated. Buy-to-let angle. With an estimated gross yield of 3.5%, the rental income strategy seeks to generate approximately €729 per month. This aligns with the buy-and-hold strategy, providing steady cash flow in a mixed-use area.
Fair value modelled at €229,916 from 6 comparable sales in the area. Asking €250,000 sits €20,084 (8.7%) above — overpriced versus fair value.
Asking €250,000 versus the rua Tratado de Tordesilhas area baseline of €210,937 (€2,604/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 is below the parish average, reducing 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 €210,937, adjusted for condition and micro-location, gives a modelled fair value of €229,916 (€2,838/m²), a €20,084 (8.7%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tratado de Tordesilhas | Subject | €250,000 | €3,086 | — | 68 | 45 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 8.9% | — | 42 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 31.3% | 70 | 59 |
| praceta Comandante Sá Linhares | Active | €255,000 | €2,865 | 7.2% | 70 | 55 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 20.9% | 65 | 38 |
| Median comp | €237,000 | €2,839 | 8.0% | 70 | 49 |
Buy-and-hold The property is fairly priced at €250,000, with a fair value of €229,916, resulting in an 8.7% gap that justifies a hold strategy without immediate expectation of appreciation. Given the low yield of 3.5% and the limited economic activity in the area, long-term holding may be strategically sound, although not particularly lucrative. Value-add renovation While the apartment is currently in average condition with a rating of 62/100, any renovation could enhance its value and rental appeal; however, the €250,000 price tag suggests that ample room for improvement is needed before a flip becomes profitable. Additionally, the low neighbourhood rating of 45/100 indicates that upgrades may not yield the desired returns in this rural market. Not ideal for: Student housing, Luxury market, Short-term rental The lack of local economic activity and amenities renders this property unsuitable for student housing and luxury markets that typically require higher demand. Furthermore, short-term rentals may struggle due to the rural setting in Alentejo, which may not attract sufficient tourists or transient renters.
Economic vulnerability The property poses a high investment risk due to an economic stability score of 35/100, indicating significant susceptibility to economic fluctuations that may affect rental income.
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