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.
4-bedroom, 2-bathroom apartment of 145 m² on the 5th floor, energy rating C. Located on rua Roberto Ivens, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts unobstructed views of the surrounding area, enhancing its appeal for those seeking a bright and inviting living environment.
The valuation. The asking price of €345,000 sits slightly below the fair value of €362,247, indicating a difference of €17,247, or 4.8%. Overall, the property can be considered fairly priced based on current market analysis.
Fair value modelled at €362,247 from 6 comparable sales in the area. Asking €345,000 sits €17,247 (4.8%) below — the upside to fair value.
Asking €345,000 versus the rua Roberto Ivens, 2 area baseline of €288,479 (€1,990/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €288,479, adjusted for condition and micro-location, gives a modelled fair value of €362,247 (€2,498/m²), a €17,247 (4.8%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Roberto Ivens, 2 | Subject | €345,000 | €2,379 | — | 68 | 54 |
| avenida Doutor António Rodrigues Manito, 94 | Active | €340,000 | €2,556 | 7.4% | 73 | 58 |
| praceta Professora Virgínia Rau, 7 | Active | €275,000 | €2,165 | 9.0% | 70 | 51 |
| rua Roberto Ivens | Active | €345,000 | €2,518 | 5.8% | 75 | 48 |
| rua Tenente Aviador Carlos Alves, 14 | Active | €285,000 | €2,478 | 4.2% | 64 | 43 |
| Median comp | €312,500 | €2,498 | 5.0% | 72 | 50 |
Long-term rental The property presents a gross yield of 4.4%, which aligns closely with market expectations for long-term rentals in rural areas like Setúbal. With a fair value slightly above the listing price, the investment is reasonably positioned for steady income, despite the neighborhood's moderate rating of 54/100. Buy-and-hold Given the property's fair valuation at €345,000 compared to a fair value of €362,247, it stands as a stable option for those seeking to hold real estate for appreciation over time. While the yield is satisfactory, the property's condition at 70/100 in a peripheral setting suggests a need for eventual upgrades to enhance overall value. Not ideal for luxury market This property, located in a peripheral rural setting, lacks the characteristics typically sought after in the luxury market, including high-end amenities and prestige. Its fair valuation further suggests that it should be marketed towards more conventional buyers rather than luxury clientele. Not ideal for short-term vacation rental The neighborhood rating of 54/100 and the property's condition might not attract tourists looking for short-term vacation rentals. Additionally, the fair pricing indicates that investors should steer clear of this strategy, as higher standards are often expected in the vacation rental market.
Economic Vulnerability Given the low economic stability score of 50/100, there is a heightened risk of economic downturns negatively impacting property value and 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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