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 65 m², built in 1998, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a spacious balcony overlooking a quiet street, perfect for outdoor relaxation, and is situated just minutes from the vibrant waterfront promenade of Setúbal.
The valuation. The asking price of €230,000 is €16,636 (7.8%) above the fair value of €213,364, indicating a fair valuation overall. Careful consideration is needed to justify this premium in the current market environment.
Fair value modelled at €213,364 from 6 comparable sales in the area. Asking €230,000 sits €16,636 (7.8%) above — overpriced versus fair value.
Asking €230,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €179,647 (€2,764/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €179,647, adjusted for condition and micro-location, gives a modelled fair value of €213,364 (€3,283/m²), a €16,636 (7.8%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 86cd5c | Subject | €230,000 | €3,538 | — | 68 | 51 |
| avenida de Angola | Active | €280,000 | €3,684 | 4.1% | 75 | 54 |
| rua da Electricidade | Active | €265,000 | €3,232 | 8.7% | 80 | 52 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 5.8% | 72 | 49 |
| Setúbal (São Sebastião) · 3df61f | Active | €265,000 | €3,232 | 8.7% | 75 | 46 |
| Median comp | €272,500 | €3,283 | 7.2% | 75 | 51 |
Buy-and-hold The property at €230,000 presents a fair value alignment with an only 7.8% gap compared to its fair value of €213,364, indicating it may not appreciate significantly in the near future. With a gross yield of 3.6% and a neighborhood rating of 51/100, the potential for long-term capital appreciation seems limited and it may not be the best long-term investment. Long-term rental Investing in this apartment could yield a stable monthly income due to its fair pricing, despite a lower gross yield of 3.6%. However, given the condition rating of 71/100 and the neighborhood score, the tenant quality and demand might not provide robust rental growth opportunities. Short-term vacation rental This property is not suited for short-term vacation rental strategies due to its fair valuation and average neighborhood conditions, which may result in lower occupancy and rental rates. Additionally, the limited amenities and educational infrastructure nearby may deter vacationers seeking a vibrant environment. Luxury market The property is also not ideal for the luxury market given its fair pricing and average neighborhood rating, which could limit the appeal to affluent buyers. Its modest ratings on condition and neighborhood amenities further reinforce the notion that it lacks the characteristics typically sought after in the luxury segment.
High Vacancy Risk The low economic stability score of 40/100 suggests potential challenges in attracting and retaining tenants, which could lead to higher vacancy rates.
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