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 100 m², built in 2011, energy rating D. Located Azeitão (São Lourenço e São Simão) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious hall that enhances accessibility and an integrated pantry providing additional storage, showcasing a focus on functionality in design.
The valuation. The asking price of €380,000 is €41,292 (12.2%) above the fair value of €338,708, indicating that the property is overpriced relative to the market. This discrepancy suggests potential challenges in achieving a satisfactory return on investment.
Fair value modelled at €338,708 from 6 comparable sales in the area. Asking €380,000 sits €41,292 (12.2%) above — overpriced versus fair value.
Asking €380,000 versus the Azeitão (São Lourenço e São Simão), Setúbal, Setúbal area baseline of €272,325 (€2,723/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €272,325, adjusted for condition and micro-location, gives a modelled fair value of €338,708 (€3,387/m²), a €41,292 (12.2%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azeitão (São Lourenço e São Simão) · ade6c5 | Subject | €380,000 | €3,800 | — | 75 | 69 |
| Quinta do Conde · 938601 | Active | €270,000 | €3,140 | 17.4% | 75 | 68 |
| Quinta do Conde · 9387b1 | Active | €265,000 | €4,417 | 16.2% | 70 | 68 |
| avenida Primeiro de Maio | Active | €285,000 | €3,098 | 18.5% | 70 | 67 |
| Quinta do Conde · 23f328 | Active | €308,000 | €3,581 | 5.8% | 74 | 68 |
| Median comp | €277,500 | €3,361 | 11.6% | 72 | 68 |
Long-term rental The property is currently overpriced by 12.2%, making it less attractive for long-term rental investments given the low yield of 2.8%. Additionally, the neighbourhood rating of 69/100 suggests that tenant quality may not justify the premium pricing. Buy-and-hold With the property's fair value standing at €338,708 versus the listing price of €380,000, potential gains from a buy-and-hold strategy are hindered by the current overpricing. The yield of 2.8% is also disappointing, especially in a market with growing developments that could suggest better opportunities elsewhere. Family rental While family rentals typically benefit from suburban settings, this apartment's 12.2% gap from fair value limits its appeal in the market. The decent condition of 80/100 does not compensate for the overpriced listing, making the investment less attractive for families looking for value in housing.
Tenant turnover risk High tenant turnover may occur due to the average tenant stability score of 70/100, potentially leading to increased vacancy periods and higher re-leasing costs.
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