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 62 m² on the 1st floor, built in 1979, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property includes a private balcony, providing outdoor space for relaxation, and benefits from fiber optic connectivity for high-speed internet access.
The valuation. The asking price of €239,000 is significantly above its fair value of €191,358, creating an overpriced scenario of €47,642 (24.9%). This price discrepancy indicates potential challenges in achieving a profitable sale.
Fair value modelled at €191,358 from 6 comparable sales in the area. Asking €239,000 sits €47,642 (24.9%) above — overpriced versus fair value.
Asking €239,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €175,787 (€2,835/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €175,787, adjusted for condition and micro-location, gives a modelled fair value of €191,358 (€3,086/m²), a €47,642 (24.9%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5ed0bf | Subject | €239,000 | €3,855 | — | 62 | 49 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 19.9% | 68 | 45 |
| avenida Infante Dom Henrique, 22 | Active | €185,000 | €2,467 | 36.0% | 60 | 57 |
| Setúbal (São Sebastião) · 03254b | Active | €249,000 | €3,320 | 13.9% | 60 | 48 |
| Setúbal (São Sebastião) · b32a7b | Active | €270,000 | €3,649 | 5.3% | 62 | 55 |
| Median comp | €249,500 | €3,203 | 16.9% | 61 | 52 |
Long-term rental The current listing price of €239,000 represents a 24.9% premium over the fair value of €191,358, indicating that the investment may not generate optimal returns. With a gross yield of 3.7% and a low neighbourhood rating of 49/100, this property is unlikely to attract high-quality long-term tenants. Value-add renovation Despite the potential for improvement, the property's condition score of 56/100 does not justify the current market price, given that the fair value suggests a more reasonable entry point. Investing in renovations could enhance the property’s value; however, the significant gap from fair value raises concerns about the overall investment viability.
High Economic Risk With an economic stability score of 35/100, the property is exposed to significant market volatility, which may lead to potential declines in property value or 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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