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 64 m² on the 2nd floor, built in 1980, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment has a fully equipped kitchen with high-end appliances and extensive storage solutions, while its large windows allow for ample natural light throughout the spacious living areas.
The valuation. The asking price of €229,900 exceeds the fair value of €221,265 by €8,635 (3.9%). This property is fairly priced, reflecting reasonable market standards. Buy-to-flip angle. A buy-to-flip strategy could involve minor value-add renovations, enhancing appeal to prospective buyers while leveraging the current condition with high-quality finishes. Buy-to-let angle. With an estimated gross yield of 3.2% and monthly rental income of approximately €613, this property could serve as a steady long-term rental investment in a mixed neighborhood.
Fair value modelled at €221,265 from 6 comparable sales in the area. Asking €229,900 sits €8,635 (3.9%) above — overpriced versus fair value.
Asking €229,900 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €181,670 (€2,839/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €181,670, adjusted for condition and micro-location, gives a modelled fair value of €221,265 (€3,457/m²), a €8,635 (3.9%) gap versus the €229,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 4a45a5 | Subject | €229,900 | €3,592 | — | 72 | 45 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 10.1% | 70 | 59 |
| Setúbal (São Sebastião) · d7484a | Active | €280,000 | €3,077 | 14.3% | 75 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 26.1% | — | 55 |
| Setúbal (São Sebastião) · 439206 | Active | €260,000 | €3,291 | 8.4% | 75 | 46 |
| Median comp | €270,000 | €3,260 | 9.3% | 75 | 56 |
Long-term rental The property is fairly priced at €229,900, with a minimal gap of 3.9% compared to the fair value of €221,265. Given the gross yield of 3.2% and the condition rating of 76/100, it can serve as a stable long-term rental investment, albeit with a less desirable neighborhood rating of 45/100. Value-add renovation While the property is currently at fair value, potential investors might consider value-add renovations to improve the appeal of a 76/100 condition score. Renovations can enhance tenant quality and overall demand, providing an opportunity to offset the lesser neighborhood reputation and optimize future rental income.
[Economic Instability Risk] With an economic stability score of 40/100, there is a significant risk that local economic fluctuations could negatively impact rental demand and property value.
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