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 97 m² on the 8th floor, built in 1986, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This well-maintained apartment offers a spacious storage room and built-in wardrobes for enhanced organizational efficiency, complemented by its stunning 9th-floor panoramic views. Location Benefits: Centrally located across from Luísa Todi School, providing easy access to essential amenities and public transport.
The valuation. The asking price of €265,000 is slightly below the fair value of €276,233, suggesting that the property is fairly priced with a modest difference of €11,233 (4.1%). Buy-to-flip angle. With a condition score of 67/100, targeted renovations could enhance value; a strategic flip could capitalize on demand in nearby urban centers. Buy-to-let angle. The estimated gross yield of 4.1% equates to approximately €905/month, providing a stable rental income stream in a mixed-neighborhood setting, appealing to long-term tenants.
Fair value modelled at €276,233 from 6 comparable sales in the area. Asking €265,000 sits €11,233 (4.1%) below — the upside to fair value.
Asking €265,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €233,142 (€2,404/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €233,142, adjusted for condition and micro-location, gives a modelled fair value of €276,233 (€2,848/m²), a €11,233 (4.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · f46b4e | Subject | €265,000 | €2,732 | — | 70 | 51 |
| Setúbal (São Sebastião) · 652fce | Active | €285,000 | €2,850 | 4.3% | 74 | 39 |
| praceta Fernando Pessoa | Active | €329,000 | €3,576 | 30.9% | 65 | 45 |
| rua Tenente Jean Raymond | Active | €270,000 | €2,621 | 4.0% | 70 | 52 |
| rua Nossa Senhora Carmo, 26 | Active | €220,000 | €2,857 | 4.6% | 70 | 50 |
| Median comp | €277,500 | €2,854 | 4.4% | 70 | 48 |
Long-term rental The property at €265,000 presents a rental yield of 4.1%, consistent with the market's fair value estimation of €276,233. While the yield is acceptable, the rural location and limited employment opportunities may constrain tenant demand over the long term. Buy-and-hold Given the apartment's fair valuation and moderate condition rating of 67/100, the potential for appreciation aligns with the broader market trends. However, the rural setting implies possible challenges in tenant retention and value growth due to economic limitations in the region.
Economic Instability Risk The low economic stability score of 40/100 may indicate potential difficulties in maintaining tenant demand and rental income levels.
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