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, 3-bathroom apartment of 121 m² on the 1st floor, built in 1994, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This apartment boasts energy-efficient double glazing throughout, enhancing insulation and minimizing noise pollution, coupled with an unobstructed view that maximizes natural light exposure.
The valuation. The asking price of €390,000 sits €16,801 (4.1%) below the fair value of €406,801. This indicates the property is fairly priced in the current market.
Fair value modelled at €406,801 from 6 comparable sales in the area. Asking €390,000 sits €16,801 (4.1%) below — the upside to fair value.
Asking €390,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €352,154 (€2,910/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €352,154, adjusted for condition and micro-location, gives a modelled fair value of €406,801 (€3,362/m²), a €16,801 (4.1%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 8ee97e | Subject | €390,000 | €3,223 | — | 80 | 51 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 7.1% | 75 | 57 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 3.5% | 68 | 55 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 23.4% | 75 | 48 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 1.5% | 74 | 48 |
| Median comp | €286,500 | €3,362 | 4.3% | 75 | 52 |
Long-term rental The property offers a gross yield of 4.2%, which is fairly consistent with market expectations, suggesting stable rental returns over time. However, its location near rural and industrial areas may pose challenges in attracting tenants with higher demands for urban amenities and quality. Family rental With four bedrooms and a favorable size of 121m², this apartment is suitable for families seeking more space. Nevertheless, the neighbourhood's limited amenities and average safety score could potentially limit its appeal to family renters looking for more vibrant living conditions.
High Economic Risk With an economic stability score of 40/100, the property faces significant risks related to economic downturns, increasing the likelihood of tenant turnover despite a somewhat higher tenant stability score of 65/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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