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 79 m² on the 4th floor, built in 1997, energy rating C. Located on rua dos Comediantes, 3, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Spacious living room with fireplace enhances comfort and warmth, while double-glazed windows improve thermal and acoustic insulation, perfect for serene urban living in Setúbal.
The valuation. The asking price of €295,000 is very close to the fair value of €294,683, indicating a slight premium of €317 (0.1%). This property is priced appropriately within the current market context.
Fair value modelled at €294,683 from 6 comparable sales in the area. Asking €295,000 sits €317 (0.1%) above — overpriced versus fair value.
Asking €295,000 versus the rua dos Comediantes, 3 area baseline of €259,209 (€3,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €259,209, adjusted for condition and micro-location, gives a modelled fair value of €294,683 (€3,730/m²), a €317 (0.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Comediantes, 3 | Subject | €295,000 | €3,734 | — | 70 | 52 |
| rua Santiago | Active | €260,000 | €4,127 | 10.5% | 67 | 50 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 10.7% | 72 | 49 |
| Setúbal (São Sebastião) · 89e5b9 | Active | €479,000 | €4,355 | 16.6% | 74 | 52 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 24.8% | 75 | 50 |
| Median comp | €322,500 | €3,730 | 0.1% | 73 | 50 |
Long-term rental The 2-bed apartment in Setúbal presents a fair investment opportunity with a gross yield of 3.6%, aligning closely with its fair value of €294,683. However, low tenant quality and a neighbourhood rating of 52/100 suggest challenges in maintaining occupancy and rental income. Buy-and-hold Investing in this property for a buy-and-hold strategy seems reasonable given its fair valuation at €295,000, but the yield and condition ratings indicate potential difficulties in value appreciation. Furthermore, the area's reliance on seasonal industries may limit long-term growth prospects, making this a cautious investment choice.
Low Economic and Tenant Stability Risk The property faces challenges due to a low economic stability score of 40/100 and a tenant stability score of 55/100, indicating potential difficulties in maintaining reliable rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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