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.
4-bedroom, 2-bathroom house of 97 m², energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property features a practical ground-floor bedroom, ideal for accessibility or as an office, and includes an independent balcony for enhanced outdoor enjoyment.
The valuation. The asking price of €360,000 significantly exceeds the fair value of €289,412, translating to an overvaluation of €70,588 (24.4%). This discrepancy suggests the property is overpriced.
Fair value modelled at €289,412 from 6 comparable sales in the area. Asking €360,000 sits €70,588 (24.4%) above — overpriced versus fair value.
Asking €360,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €254,927 (€2,628/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €254,927, adjusted for condition and micro-location, gives a modelled fair value of €289,412 (€2,984/m²), a €70,588 (24.4%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 6a91c3 | Subject | €360,000 | €3,711 | — | 75 | 48 |
| Gâmbia-Pontes-Alto da Guerra · 956bfc | Active | €450,000 | €3,571 | 3.8% | 65 | 55 |
| Gâmbia-Pontes-Alto da Guerra · 28b918 | Active | €575,000 | €2,396 | 35.4% | 74 | 53 |
| Gâmbia-Pontes-Alto da Guerra · 28b909 | Active | €575,000 | €2,396 | 35.4% | 75 | 48 |
| Setúbal (São Sebastião) · 4d47b2 | Active | €350,000 | €4,070 | 9.7% | 79 | 46 |
| Median comp | €512,500 | €2,984 | 19.6% | 75 | 51 |
Long-term rental The property is considered overpriced with a current listing price of €360,000, which is 24.4% above its fair value of €289,412. Given the neighborhood's low score of 48/100 and the gross yield of only 3.8%, the long-term rental strategy may not yield sufficient returns. Buy-and-hold This property, priced at €360,000, is significantly above the fair value of €289,412, indicating that it may not appreciate as expected in the long-term. The subpar condition rating of 72/100 and the neighborhood's low desirability further suggest that buying to hold may not be a sound investment choice.
Economic Vulnerability: With an economic stability score of 55/100 and a tenant stability score of 45/100, there is a significant risk of fluctuating income and tenant turnover, which could impact cash flow and long-term investment viability.
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