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 72 m², energy rating F. Located on rua Abel Salazar, 19, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes an armored door and double-glazed windows for enhanced security and energy efficiency, making it ideal for comfort in an urban environment.
The valuation. The asking price of €238,000 is above the fair value of €214,854, representing a gap of €23,146 (10.8%). This property is considered overpriced in the current market.
Fair value modelled at €214,854 from 6 comparable sales in the area. Asking €238,000 sits €23,146 (10.8%) above — overpriced versus fair value.
Asking €238,000 versus the rua Abel Salazar, 19 area baseline of €155,871 (€2,165/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €155,871, adjusted for condition and micro-location, gives a modelled fair value of €214,854 (€2,984/m²), a €23,146 (10.8%) gap versus the €238,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Abel Salazar, 19 | Subject | €238,000 | €3,306 | — | 85 | 41 |
| rua Malmequeres | Active | €249,000 | €2,798 | 15.4% | 72 | 48 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 8.9% | 70 | 49 |
| rua Abel Salazar, 1B | Active | €320,000 | €2,689 | 18.6% | 74 | 47 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 12.7% | 78 | 48 |
| Median comp | €293,500 | €2,904 | 12.1% | 73 | 48 |
Long-term rental The property, priced at €238,000, is 10.8% above its fair value of €214,854, indicating that it is overpriced and potentially less competitive in the long-term rental market. Additionally, the low neighborhood rating of 41/100 suggests limited tenant appeal, which could impact occupancy rates and rental income stability. Value-add renovation While the current condition score of 84/100 indicates a relatively good state, the high asking price compared to the fair value signals that potential returns on value-added renovations may be diminished. Given the surrounding area's low population density and economic activity, the added investment might not yield significant appreciation in the property’s value. Not ideal for short-term rental The property’s position as overpriced at €238,000 detracts from its viability in the short-term rental market, particularly as the rural context may limit tourist demand. Furthermore, the neighborhood's low score of 41/100 indicates a lack of amenities and attractions which are crucial for attracting short-term guests. Not ideal for student housing With a fair value of €214,854 and a price tag of €238,000, the property is overpriced, making it a less attractive option for student housing where affordability is key. The demographic trends in rural Alentejo suggest a lack of sufficient student population density to support long-term occupancy, further undermining any potential investment in this segment.
Weak Economic Performance Low economic stability score of 34/100 indicates a greater likelihood of market volatility and potential tenant turnover, affecting rental income stability.
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