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, 2-bathroom apartment of 71 m², built in 1977, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts modern infrastructure, having replaced plumbing and part of the electrical system from scratch, ensuring future-oriented safety and reliability. Localização Privilegiada: Situada numa das áreas mais dinâmicas e procuradas de Setúbal, a poucos passos do Alegro Shopping Center.
The valuation. The asking price of €299,000 is above the fair value of €279,727 by €19,273 (6.9%). This property is considered valued at a fair price given the high-quality materials throughout.
Fair value modelled at €279,727 from 6 comparable sales in the area. Asking €299,000 sits €19,273 (6.9%) above — overpriced versus fair value.
Asking €299,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €250,533 (€3,529/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €250,533, adjusted for condition and micro-location, gives a modelled fair value of €279,727 (€3,940/m²), a €19,273 (6.9%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 8ee59d | Subject | €299,000 | €4,211 | — | 76 | 54 |
| rua Cidade da Beira | Active | €329,000 | €4,113 | 2.3% | 78 | 61 |
| Setúbal (São Sebastião) · dc15e8 | Active | €265,000 | €3,272 | 22.3% | 72 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 7.6% | — | 55 |
| Setúbal (São Sebastião) · ba3e37 | Active | €466,000 | €5,356 | 27.2% | 72 | 50 |
| Median comp | €309,500 | €4,322 | 2.6% | 72 | 53 |
Long-term rental This property has a fair market value of €279,727, with a listing price of €299,000, indicating that it is currently to investors at a 6.9% premium. Despite a reasonable yield of 3.4%, the rural location and lower neighborhood score of 54/100 may limit demand from tenants looking for urban conveniences. Buy-and-hold The current listing of €299,000 represents a fair value investment, though slightly above the estimated fair value of €279,727. Given the area's reliance on agricultural activities and limited urban features, the long-term appreciation potential may be constrained, impacting overall investment returns.
Economic Vulnerability The economic stability score of 40/100 indicates a high risk of unfavorable market conditions impacting property value and rental income stability.
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