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 56 m² on the 3rd floor, built in 1973, energy rating E. Located on rua Central da Azeda, 90, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes an attic for additional storage and boasts unobstructed views of Setúbal’s cityscape and the surrounding mountains, enhancing its appeal and functionality.
The valuation. The asking price of €230,000 significantly exceeds the fair value of €168,943 by €61,057 (36.1%), indicating that this property is overpriced. Buyers should approach this investment with caution given its valuation discrepancy.
Fair value modelled at €168,943 from 6 comparable sales in the area. Asking €230,000 sits €61,057 (36.1%) above — overpriced versus fair value.
Asking €230,000 versus the rua Central da Azeda, 90 area baseline of €141,634 (€2,529/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €141,634, adjusted for condition and micro-location, gives a modelled fair value of €168,943 (€3,017/m²), a €61,057 (36.1%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Central da Azeda, 90 | Subject | €230,000 | €4,107 | — | 72 | 48 |
| rua Malmequeres | Active | €249,000 | €2,798 | 31.9% | 72 | 48 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 26.7% | 70 | 49 |
| rua Raúl Brandão, 7 | Active | €255,000 | €3,750 | 8.7% | 70 | 53 |
| Setúbal (São Sebastião) · 938516 | Active | €275,000 | €3,767 | 8.3% | — | 56 |
| Median comp | €265,000 | €3,380 | 17.7% | 70 | 51 |
Long-term rental The property’s current listing price of €230,000 reflects a 36.1% premium over its fair value of €168,943, making it overpriced for a long-term rental strategy. With a gross yield of only 3.9% and a neighbourhood score of 48/100, this option is unlikely to provide meaningful returns for investors seeking stable rental income. Buy-and-hold Investing in this property as a buy-and-hold asset is not advisable, given its significant markup over fair value and subpar condition rating of 69/100. The combination of the 36.1% gap from fair value and an economic context that does not support price growth indicates that long-term appreciation potential is limited at the current price point.
High Vacancy Risk The property faces a significant risk of extended vacancy periods due to both the economic stability score of 40/100 and the tenant stability score of 40/100, indicating a lack of demand and reliable tenants in the area.
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