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 96 m² on the 1st floor, built in 1991, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a kitchen pantry for additional storage and is situated in a rapidly developing area with convenient access to local amenities and major roadways.
The valuation. The asking price of €289,000 is above the fair value of €278,528 by €10,472 (3.8%), making this property relatively priced at fair market value. Buy-to-flip angle. Given the condition rating of 74/100, potential cosmetic upgrades can increase the property's appeal, allowing for a profitable resale strategy in a moderately active market. Buy-to-let angle. With an estimated gross yield of 3.7% through rental income of approximately €891/month, the property provides a steady cash flow opportunity for long-term investment in a mixed-use neighborhood.
Fair value modelled at €278,528 from 6 comparable sales in the area. Asking €289,000 sits €10,472 (3.8%) above — overpriced versus fair value.
Asking €289,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €241,098 (€2,511/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €241,098, adjusted for condition and micro-location, gives a modelled fair value of €278,528 (€2,901/m²), a €10,472 (3.8%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 8ee5bd | Subject | €289,000 | €3,010 | — | 70 | 49 |
| rua Malmequeres | Active | €249,000 | €2,798 | 7.1% | 72 | 48 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 10.7% | 74 | 47 |
| rua do Mirante | Active | €279,000 | €3,623 | 20.4% | 74 | 42 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 18.6% | 75 | 48 |
| Median comp | €277,000 | €3,185 | 5.8% | 74 | 48 |
Long-term rental The 2-bed apartment in Setúbal offers a gross yield of 3.7%, which aligns with the market expectations for long-term rentals in this area. However, with a fair value of €278,528 and a listing price of €289,000, it reflects a slightly overpriced position at 3.8% above fair value. Buy-and-hold Investing in this property as a buy-and-hold strategy may be challenging due to its fair valuation and limited growth potential in a region characterized by low urban density. Given its pricing above fair value, there may be limited upside for long-term appreciation in this agricultural area of Setúbal.
Tenant turnover risk The low tenant stability score of 45/100 suggests a likelihood of high turnover, potentially leading to increased vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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