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 74 m², energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a cozy balcony with views of the surrounding gardens, providing a serene outdoor space for relaxation in a vibrant community.
The valuation. The asking price of €270,000 is significantly above the fair value of €214,878, creating an overpriced property by €55,122 or 25.7%. Buyers should approach with caution due to this disparity. Buy-to-flip angle. Given the current condition rating of 55/100, a buy-to-flip strategy could focus on minor cosmetic upgrades to maximize resale value. However, potential profits may be limited due to the high initial purchase price. Buy-to-let angle. With an estimated gross yield of 3.1% at €698 per month, the rental income strategy offers moderate returns, but the property's peripheral location may affect long-term demand and stability.
Fair value modelled at €214,878 from 6 comparable sales in the area. Asking €270,000 sits €55,122 (25.7%) above — overpriced versus fair value.
Asking €270,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €204,470 (€2,763/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €204,470, adjusted for condition and micro-location, gives a modelled fair value of €214,878 (€2,904/m²), a €55,122 (25.7%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · b32a7b | Subject | €270,000 | €3,649 | — | 62 | 55 |
| rua João Maria Jales | Active | €230,000 | €2,987 | 18.1% | 50 | 44 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 22.9% | — | 42 |
| Setúbal (São Sebastião) · 938867 | Active | €220,000 | €3,143 | 13.9% | 58 | 47 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 9.0% | 60 | 48 |
| Median comp | €234,500 | €3,065 | 16.0% | 58 | 46 |
Long-term rental The property is overpriced at €270,000, which is 25.7% above the fair value of €214,878. With a gross yield of only 3.1%, investors may find it challenging to achieve favorable returns in a peripheral location with moderate neighborhood ratings. Buy-and-hold At €270,000, the buy-and-hold strategy appears less attractive, given that the property is priced 25.7% higher than its fair value of €214,878. The current yield of 3.1% combined with the average condition and neighborhood scores suggests limited capital appreciation potential in the near future. Family rental Investing in this property for family rental purposes is disadvantageous since it is overpriced by 25.7% compared to its fair value of €214,878. The average condition and neighborhood ratings may not support a strong demand for family tenants, making it a risky investment in this segment.
Potential Tenant Turnover The economic stability score of 55/100 indicates a moderate risk of tenant turnover, which may impact rental income consistency.
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