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 79 m² on the 4th floor, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a fireplace in the living room, enhancing its cozy atmosphere and offering a unique focal point for relaxation during cooler months.
The valuation. The asking price of €260,000 is slightly below the fair value of €268,575, showing a modest variance of €8,575 (3.2%). This indicates a balanced valuation for the property, appealing to potential investors.
Fair value modelled at €268,575 from 6 comparable sales in the area. Asking €260,000 sits €8,575 (3.2%) below — the upside to fair value.
Asking €260,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €214,740 (€2,718/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 €214,740, adjusted for condition and micro-location, gives a modelled fair value of €268,575 (€3,400/m²), a €8,575 (3.2%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 439206 | Subject | €260,000 | €3,291 | — | 75 | 46 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 8.5% | 75 | 48 |
| Setúbal (São Sebastião) · d7484a | Active | €280,000 | €3,077 | 6.5% | 75 | 57 |
| rua do Mirante | Active | €279,000 | €3,623 | 10.1% | 74 | 42 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 1.9% | 70 | 59 |
| Median comp | €277,000 | €3,400 | 3.3% | 75 | 53 |
Long-term rental With a fair value of €268,575, the current listing of €260,000 reflects a slight gap of 3.2%, indicating a fair pricing strategy for long-term rental as the yield stands at 3.2% gross. However, the limited urban development and lower neighbourhood score of 46/100 may affect tenant demand and rental growth potential. Family rental The property offers a fair investment opportunity for family rental, given its fair market alignment with a modest yield of 3.2%. Nevertheless, the rural location and lower neighbourhood score suggest potential challenges in attracting families looking for amenities and services typical in more urban settings.
Low Economic Stability Risk With an economic stability score of 35/100, the property is at risk due to potentially declining market conditions affecting future investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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