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.
1-bedroom, 1-bathroom apartment of 43 m² on the 1st floor, built in 1990, energy rating D. Located on praceta Manuel Rodrigues Coelho, 8, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Highlight: Features a private balcony offering potential for outdoor relaxation and views, enhancing the appeal for a buyer interested in customization and modern living. Condition: Requires minor maintenance and updating.
The valuation. The asking price of €190,000 exceeds the fair value of €142,667 by €47,333 (33.2%). This property is deemed overpriced based on current market standards.
Fair value modelled at €142,667 from 6 comparable sales in the area. Asking €190,000 sits €47,333 (33.2%) above — overpriced versus fair value.
Asking €190,000 versus the praceta Manuel Rodrigues Coelho, 8 area baseline of €144,388 (€3,358/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 40/100 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 €144,388, adjusted for condition and micro-location, gives a modelled fair value of €142,667 (€3,318/m²), a €47,333 (33.2%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Manuel Rodrigues Coelho, 8 | Subject | €190,000 | €4,419 | — | 38 | 50 |
| Gâmbia-Pontes-Alto da Guerra · 032514 | Active | €150,000 | €2,419 | 45.2% | — | 58 |
| rua João Maria Jales | Active | €230,000 | €2,987 | 32.4% | 50 | 44 |
| Setúbal (São Sebastião) · b32a7b | Active | €270,000 | €3,649 | 17.4% | 62 | 55 |
| Setúbal (São Sebastião) · 911270 | Active | €230,000 | €4,340 | 1.8% | 60 | 43 |
| Median comp | €230,000 | €3,318 | 24.9% | 60 | 50 |
Long-term rental The property is overpriced at €190,000 compared to the fair value of €142,667, reflecting a significant gap of 33.2%. With a gross yield of only 5.1% and poor condition and neighborhood ratings of 40/100 and 50/100 respectively, this investment would not meet the criteria for a successful long-term rental strategy. Buy-and-hold At a listing price of €190,000, this property does not present a sound buy-and-hold opportunity, as it is overpriced against the fair value of €142,667. With weak economic indicators characterized by limited access to urban amenities and low tenant quality, holding this asset is likely to underperform in the long run.
[Economic Downturn Risk] The property faces a risk of reduced demand or lower rental income due to its economic stability score of 60/100 and a concerning tenant stability score of 45/100, indicating potential volatility in tenant retention and market conditions.
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