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 59 m² on the 1st floor, built in 2002, energy rating C. Located on rua São João de Deus, 77, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a spacious private balcony, providing outdoor space with views over the surrounding neighborhood streets in Setúbal, enhancing its living experience.
The valuation. The asking price of €215,000 is marginally above fair value at €214,543, presenting a difference of just €457 (0.2%), indicating that the property is priced fairly but offers limited negotiation leverage.
Fair value modelled at €214,543 from 6 comparable sales in the area. Asking €215,000 sits €457 (0.2%) above — overpriced versus fair value.
Asking €215,000 versus the rua São João de Deus, 77 area baseline of €190,345 (€3,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €190,345, adjusted for condition and micro-location, gives a modelled fair value of €214,543 (€3,636/m²), a €457 (0.2%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João de Deus, 77 | Subject | €215,000 | €3,644 | — | 68 | 54 |
| Setúbal (São Sebastião) · 86cd5c | Active | €230,000 | €3,538 | 2.9% | 68 | 51 |
| rua Santiago | Active | €260,000 | €4,127 | 13.3% | 67 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 2.5% | 70 | 52 |
| Setúbal (São Sebastião) · ab71f4 | Active | €240,000 | €3,158 | 13.3% | 70 | 50 |
| Median comp | €250,000 | €3,636 | 0.2% | 69 | 51 |
Long-term rental The property presents a gross yield of 3.9% in a predominantly rural area with limited economic diversity, indicating a stable yet modest return for long-term rental investments. Given the fair value assessment, the property aligns with typical market expectations without exceptional appreciation potential. Agricultural investment With the property's location in a primarily agricultural area, investors might find potential in adjacent land uses related to agriculture. However, the limited job diversity suggests that significant property value appreciation may be constrained, aligning with the fair value estimate. Buy-and-hold Holding this property may yield steady rental income due to its fair valuation, but the limited appeal of the surrounding area restricts significant capital growth over time. The condition and neighborhood ratings indicate that while the investment is reasonable, it may not offer substantial long-term benefits or equity growth potential.
High Economic Risk With an economic stability score of 40/100, there is a significant risk of economic downturns that may negatively impact the property value and rental demand.
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