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 86 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Feature: This apartment boasts upgraded kitchen cabinetry and generous natural light in the living room, enhancing the overall living experience in a vibrant neighborhood. Location: Conveniently situated near essential amenities and public transport links.
The valuation. The asking price of €260,000 sits €16,494 (6.8%) above the fair value of €243,506, representing a property that is fairly priced in the current market.
Fair value modelled at €243,506 from 6 comparable sales in the area. Asking €260,000 sits €16,494 (6.8%) above — overpriced versus fair value.
Asking €260,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €214,929 (€2,499/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €214,929, adjusted for condition and micro-location, gives a modelled fair value of €243,506 (€2,831/m²), a €16,494 (6.8%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · b32a6b | Subject | €260,000 | €3,023 | — | 70 | 47 |
| praceta Comandante Sá Linhares | Active | €255,000 | €2,865 | 5.2% | 70 | 55 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 11.1% | 74 | 47 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 0.4% | 70 | 49 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 19.3% | 65 | 38 |
| Median comp | €272,000 | €2,777 | 8.1% | 70 | 48 |
Long-term rental This 2-bed apartment in Setúbal presents a fair investment opportunity with a yield of 3.9%, aligning with the local rental market expectations. While the property is priced at €260,000, which is relatively close to its fair value of €243,506, potential investors may face challenges in maintaining consistent rental demand due to the neighbourhood's low score of 47/100. Buy-and-hold Acquiring this apartment for long-term hold could yield gradual appreciation, but the current price reflects a slight gap above fair value, limiting immediate upside. Given the mixed economic indicators and a neighbourhood rating of 47/100, long-term stability may be contingent on broader market improvements rather than immediate gains.
[Economic Vulnerability] With an economic stability score of 40/100 and a tenant stability score of 50/100, this property faces a significant risk of decreased rents and higher vacancy rates due to potentially unstable economic conditions and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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