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, 2-bathroom apartment of 109 m² on the 3rd floor, built in 1985, energy rating D. Located on avenida Dom Manuel I, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment's three fronts offer extensive natural light and a breathtaking panoramic view of the Sado River, enhancing its appeal despite needed updates.
The valuation. The asking price of €250,000 is slightly below the fair value of €251,793, by €1,793 (0.7%). This property is appropriately valued in line with the current market conditions.
Fair value modelled at €251,793 from 6 comparable sales in the area. Asking €250,000 sits €1,793 (0.7%) below — the upside to fair value.
Asking €250,000 versus the avenida Dom Manuel I area baseline of €243,366 (€2,233/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 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 €243,366, adjusted for condition and micro-location, gives a modelled fair value of €251,793 (€2,310/m²), a €1,793 (0.7%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom Manuel I | Subject | €250,000 | €2,294 | — | 42 | 49 |
| rua Diogo Cão | Active | €225,000 | €2,368 | 3.3% | 45 | 47 |
| Setúbal (São Sebastião) · 4bc79f | Active | €210,000 | €2,059 | 10.2% | 55 | 47 |
| rua Libânio Braga | Active | €235,000 | €2,304 | 0.5% | 30 | 45 |
| rua António José Baptista | Active | €461,000 | €2,086 | 9.1% | 55 | 52 |
| Median comp | €230,000 | €2,195 | 4.3% | 50 | 47 |
Long-term rental The property offers a gross yield of 4.8%, making it a fair option for long-term rental in Setúbal. However, with a fair value very close to the listing price, investors should be cautious about the limited upside potential. Buy-and-hold With its fair value at €251,793, the property is appropriately priced for a buy-and-hold investment strategy in a rural region. Nonetheless, low condition scores and a modest neighborhood rating may limit future appreciation and tenant demand.
Economic Vulnerability: With an economic stability score of 40/100, there is a higher risk of market fluctuations negatively impacting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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