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 110 m² on the 3rd floor, built in 2000, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a large balcony offering a slight mountain view, enhancing its aesthetic appeal and outdoor living space, just a five-minute walk from Setúbal's historic center.
The valuation. The asking price of €479,000 is €93,035 or 24.1% above the fair value of €385,965, indicating that the property is overpriced. This discrepancy suggests a potential need for negotiation or a more strategic approach. Buy-to-flip angle. The strategy for a buy-to-flip approach would involve renovating the property to update its finishes, aiming for a resale that reflects current market conditions. This could capitalize on the demand for modernized apartments within the neighborhood. Buy-to-let angle. With an estimated rental income of €958 per month, the gross yield stands at 2.4%. This suggests that while rental income is steady, the lower yield may limit long-term investment appeal in a mixed neighborhood.
Fair value modelled at €385,965 from 6 comparable sales in the area. Asking €479,000 sits €93,035 (24.1%) above — overpriced versus fair value.
Asking €479,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €323,205 (€2,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €323,205, adjusted for condition and micro-location, gives a modelled fair value of €385,965 (€3,509/m²), a €93,035 (24.1%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 89e5b9 | Subject | €479,000 | €4,355 | — | 74 | 52 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 35.5% | 75 | 50 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 26.7% | 74 | 53 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 23.5% | 72 | 49 |
| rua Santiago | Active | €260,000 | €4,127 | 5.2% | 67 | 50 |
| Median comp | €281,500 | €3,262 | 25.1% | 73 | 50 |
Long-term rental Given the current listing price of €479,000, this 2-bed apartment in Setúbal presents a 24.1% gap compared to its fair value of €385,965, indicating it is overpriced. With a gross yield of only 2.4%, the investment may not yield the returns that long-term rental investors typically seek. Family rental The pricing of €479,000 suggests that this property is not aligned with the fair value assessment of €385,965, making it overpriced for family rental purposes. Additionally, with a neighborhood quality rating of 52/100, the appeal for family tenants may be limited due to average amenities and local conditions. Buy-and-hold At €479,000, this property stands above its fair value of €385,965, confirming its overpriced status for the buy-and-hold strategy. Furthermore, with a lower-than-desirable gross yield of 2.4%, the long-term appreciation prospects may not justify the initial investment in such an environment.
Weak Economic and Tenant Stability: With an economic stability score of 50/100 and a tenant stability score of 55/100, the property is at a heightened risk of fluctuating demand and potential vacancies due to insufficient stability in the tenant base and local economy.
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