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 65 m² on the 7th floor, built in 1995, energy rating D. Located on rua da Electricidade, 11, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a cozy living room with a fireplace and a balcony that offers unobstructed panoramic views over Setúbal, enhancing both comfort and aesthetics.
The valuation. The asking price of €271,000 is significantly above the fair value of €195,777, resulting in an overpricing of €75,223, which amounts to 38.4%. This valuation suggests the property is not a suitable deal at its current asking price.
Fair value modelled at €195,777 from 6 comparable sales in the area. Asking €271,000 sits €75,223 (38.4%) above — overpriced versus fair value.
Asking €271,000 versus the rua da Electricidade, 11 area baseline of €169,831 (€2,613/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €169,831, adjusted for condition and micro-location, gives a modelled fair value of €195,777 (€3,012/m²), a €75,223 (38.4%) gap versus the €271,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Electricidade, 11 | Subject | €271,000 | €4,169 | — | 62 | 50 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 26.0% | 68 | 45 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 32.6% | — | 42 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 2.8% | 70 | 59 |
| Setúbal (São Sebastião) · 468026 | Active | €235,000 | €2,938 | 29.5% | 72 | 49 |
| Median comp | €237,000 | €3,012 | 27.8% | 70 | 47 |
Long-term rental The 2-bed apartment in Setúbal is overpriced at €271,000, as its fair value of €195,777 indicates a significant gap of 38.4%. With a gross yield of only 2.9%, the potential returns do not justify the investment in a property within a semi-rural setting. Buy-and-hold Investing in this apartment for a buy-and-hold strategy may not be advisable given its current valuation at €271,000, which exceeds the fair value by 38.4%. The limited appreciation potential in a rural area, coupled with an adequate but not outstanding neighbourhood rating of 50/100, raises concerns on long-term viability. Not ideal for: Luxury market, Short-term vacation rental
Economic Vulnerability The economic stability score of 45 indicates a significant risk of financial instability that could lead to decreased property values or increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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