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 86 m² on the 1st floor, built in 1980, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts premium air conditioning throughout, enhancing comfort year-round and ensuring a pleasant atmosphere in both living and sleeping areas.
The valuation. The asking price of €259,900 is slightly below the fair value of €267,503, indicating a difference of €7,603, or 2.8%. This property is appropriately priced at fair value.
Fair value modelled at €267,503 from 6 comparable sales in the area. Asking €259,900 sits €7,603 (2.8%) below — the upside to fair value.
Asking €259,900 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €222,821 (€2,591/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 €222,821, adjusted for condition and micro-location, gives a modelled fair value of €267,503 (€3,111/m²), a €7,603 (2.8%) gap versus the €259,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 15e293 | Subject | €259,900 | €3,022 | — | 72 | 55 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 2.9% | 68 | 55 |
| rua São João de Deus, 78 | Active | €299,000 | €2,848 | 5.8% | 65 | 56 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 14.2% | 75 | 57 |
| praceta Manuel Nunes de Almeida, 42 | Active | €360,000 | €3,396 | 12.4% | 65 | 56 |
| Median comp | €294,500 | €3,253 | 7.6% | 67 | 56 |
Long-term rental The property offers a gross yield of 3.5%, indicating a moderate return potential in a stable market. With a fair value close to the listing price, this apartment presents an opportunity for consistent rental income without significant speculative risk. Buy-and-hold Given the fair valuation at €259,900, this investment aligns with a long-term hold strategy as the modest gap from fair value suggests stability. The neighborhood's mixed amenities can provide a steady tenant base, making it a suitable choice for a buy-and-hold approach. Family rental This 3-bed apartment could appeal to families seeking housing in suburban areas, supported by its size and proximity to local amenities. While the neighbourhood score is 55/100, it offers a balanced living environment that can attract long-term family tenants. Not ideal for luxury market The apartment's characteristics and location indicate it is not suited for the luxury market, as it lacks the unique selling points that high-end buyers typically seek. The fair value and yield metrics further reinforce its position as a standard rental property rather than a luxury investment. Not ideal for student housing The general suburban nature of the area, coupled with a neighbourhood score of 55/100, suggests that it may not meet the demands of student housing, which typically requires proximity to educational institutions. This property may struggle to attract the transient nature of student tenants. Not ideal for short-term vacation rental The industrial influence in the location paired with the fair market value signals that this property is not an appealing choice for short-term vacation rentals. The apartment's performance in a vacation rental market would likely fall short given the overall housing market characteristics.
Economic Vulnerability The property has a low economic stability score of 50/100, indicating a significant risk of local economic downturns that could affect rental income and property value.
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