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.
3-bedroom, 1-bathroom apartment of 68 m² on the 2nd floor, built in 1973, energy rating E. Located on rua Raúl Brandão, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a modern kitchen with high-quality appliances and a spacious living room that opens onto a private balcony, enhancing indoor-outdoor living opportunities.
The valuation. The asking price of €255,000 is significantly above the fair value of €183,055, representing an overprice of €71,945 (39.3%). This valuation indicates that the property may not be a prudent investment at the current listing. Buy-to-flip angle. With a buy-to-flip strategy, potential investors would need to focus on renovations to enhance market appeal, targeting a resale value that offsets the initial purchase price and costs of improvement. Quick turnarounds would be essential in maximizing profit margins. Buy-to-let angle. Renting the apartment could generate a gross yield of approximately 4.5%, translating to around €956 per month. Despite the rural location, the stability of the community may attract long-term tenants and families seeking a peaceful home.
Fair value modelled at €183,055 from 6 comparable sales in the area. Asking €255,000 sits €71,945 (39.3%) above — overpriced versus fair value.
Asking €255,000 versus the rua Raúl Brandão, 7 area baseline of €152,275 (€2,239/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €152,275, adjusted for condition and micro-location, gives a modelled fair value of €183,055 (€2,692/m²), a €71,945 (39.3%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Raúl Brandão, 7 | Subject | €255,000 | €3,750 | — | 70 | 53 |
| rua Malmequeres | Active | €249,000 | €2,798 | 25.4% | 72 | 48 |
| Setúbal (São Sebastião) · 6a92cf | Active | €225,000 | €2,586 | 31.0% | 68 | 39 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 34.9% | 65 | 38 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 19.7% | 70 | 49 |
| Median comp | €237,000 | €2,692 | 28.2% | 69 | 44 |
Long-term rental The property's listing price of €255,000 is significantly above its fair value of €183,055, indicating that it is overpriced by 39.3%. With a gross yield of only 4.5%, investors should proceed with caution as the long-term rental potential may not justify the high entry cost. Family rental While Setúbal offers a stable community environment, the apartment's overpriced status at €255,000 suggests that once tenancy costs are considered, rental income may fail to meet family needs for affordability. The low tenant quality rating of 53 further indicates concerns regarding demand in this segment, making this investment riskier. Buy-and-hold The substantial gap between the listing price and fair value warrants a reconsideration of the buy-and-hold strategy for this property, currently priced at €255,000. With weak prospects for appreciation in a rural area characterized by limited employment opportunities, the long-term value growth anticipated may fall short. Not ideal for Short-term rental, Luxury market, Student housing
Economic Vulnerability The property faces a risk due to its low economic stability score of 45/100, indicating potential financial challenges in the surrounding area that could affect tenant retention and rent prices.
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