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 106 m² on the 3rd floor, energy rating C. Located on avenida Bento de Jesus Caraça, 170, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy features: This apartment boasts a fireplace in the living room and a dedicated pantry in the kitchen, enhancing both comfort and functionality in the living space.
The valuation. The asking price of €265,000 is significantly below the fair value of €325,694, representing an undervaluation of €60,694 (18.6%). This presents a strong opportunity for potential investors looking for value in the market.
Fair value modelled at €325,694 from 6 comparable sales in the area. Asking €265,000 sits €60,694 (18.6%) below — the upside to fair value.
Asking €265,000 versus the avenida Bento de Jesus Caraça, 170 area baseline of €281,376 (€2,654/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €281,376, adjusted for condition and micro-location, gives a modelled fair value of €325,694 (€3,073/m²), a €60,694 (18.6%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Bento de Jesus Caraça, 170 | Subject | €265,000 | €2,500 | — | 68 | 53 |
| praceta Manuel Nunes de Almeida, 45 | Active | €268,000 | €3,309 | 32.3% | 62 | 51 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 8ee908 | Active | €249,000 | €3,276 | 31.1% | 65 | 56 |
| Setúbal (São Sebastião) · 65a5da | Active | €292,500 | €3,145 | 25.8% | 72 | 49 |
| Setúbal (São Sebastião) · 190989 | Active | €274,500 | €2,495 | 0.2% | 70 | 58 |
| Median comp | €271,250 | €3,211 | 28.4% | 68 | 54 |
Long-term rental The property presents an opportunity for consistent rental income given its fair value of €325,694 compared to the listing price of €265,000, showing an 18.6% gap. With a gross yield of 4%, it is positioned to attract long-term tenants in a low-crime rural area. Family rental With a fair value that exceeds the listing price significantly, this 2-bed apartment can meet the needs of families seeking affordable housing in a rural context. The combination of a reasonable yield and moderate property condition makes it a suitable long-term family rental option while benefiting from the overall stability of the neighborhood.
Economic Vulnerability The property faces significant risk due to its low economic stability score of 45/100, indicating potential issues in sustaining tenant demand and rental income.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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