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 105 m² on the 1st floor, built in 2002, energy rating C. Located on rua São João de Deus, 78, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a cozy sunroom off the kitchen that enhances the living space with natural light and offers a unique area for relaxation or dining.
The valuation. The asking price of €299,000 is positioned slightly below the fair value of €315,243, presenting a differential of €16,243 (5.2%). This indicates that the property is considered to be at fair value.
Fair value modelled at €315,243 from 6 comparable sales in the area. Asking €299,000 sits €16,243 (5.2%) below — the upside to fair value.
Asking €299,000 versus the rua São João de Deus, 78 area baseline of €284,780 (€2,712/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €284,780, adjusted for condition and micro-location, gives a modelled fair value of €315,243 (€3,002/m²), a €16,243 (5.2%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João de Deus, 78 | Subject | €299,000 | €2,848 | — | 65 | 56 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 9.2% | 68 | 55 |
| avenida Nuno Álvares, 8 | Active | €275,000 | €2,895 | 1.7% | 65 | 53 |
| Setúbal (São Sebastião) · be9436 | Active | €340,000 | €3,434 | 20.6% | 70 | 48 |
| rua António Carvalho Serra | Active | €238,000 | €2,559 | 10.1% | 70 | 53 |
| Median comp | €279,000 | €3,003 | 5.4% | 69 | 53 |
Long-term rental The property offers a gross yield of 3.9%, which is attractive for long-term rental investments, although it is positioned in a neighborhood with a rating of only 56/100. Given the proximity to Sines' industrial activities, the tenant pool may remain stable, but caution is warranted due to the neighborhood's overall condition. Industrial worker housing With its location near Sines' industrial activities, this property is well-suited for housing industrial workers who may seek more affordable accommodation. Its fair market value indicates reasonable long-term potential, but the 67/100 condition rating suggests that future maintenance could be necessary to retain desirability. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield consistent returns, as its fair value reflects decent stability in the local market. However, the 5.2% gap to fair value suggests that while the investment is not overpriced, the potential for significant appreciation remains limited due to the neighborhood's rating of 56/100.
Economic and Tenant Instability The scores of 60/100 for both economic and tenant stability indicate a potential risk of fluctuating rental income and increased vacancy rates, which may affect long-term profitability.
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