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 79 m² on the 2nd floor, built in 1978, energy rating C. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment is situated in a family-friendly neighborhood directly facing a playground, providing an ideal environment for children and enhancing community living. Additional Notes: The building's second floor location offers potential for added privacy despite the absence of an elevator.
The valuation. The asking price of €248,900 is €12,271 (4.7%) below the fair value of €261,171, indicating that the property is fairly priced in the current market.
Fair value modelled at €261,171 from 6 comparable sales in the area. Asking €248,900 sits €12,271 (4.7%) below — the upside to fair value.
Asking €248,900 versus the rua Gil Eanes area baseline of €250,776 (€3,174/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €250,776, adjusted for condition and micro-location, gives a modelled fair value of €261,171 (€3,306/m²), a €12,271 (4.7%) gap versus the €248,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €248,900 | €3,151 | — | 45 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f506 | Active | €280,000 | €3,590 | 13.9% | 52 | 50 |
| rua José Pedro da Silva | Active | €329,999 | €3,976 | 26.2% | 45 | 56 |
| Setúbal (São Sebastião) · 91127a | Active | €237,500 | €2,582 | 18.1% | 60 | 48 |
| praceta Manuel Nunes de Almeida, 42 | Active | €360,000 | €3,396 | 7.8% | 65 | 56 |
| Median comp | €305,000 | €3,493 | 10.9% | 56 | 53 |
Long-term rental The property offers a gross yield of 4.7%, which is solid for the local market with its low density. However, with a fair value only slightly above the listing price, it suggests limited upside potential after accounting for the neighborhood's modest characteristics. Value-add renovation With a condition rating of 50/100, there is an opportunity for significant improvements that could enhance the property's appeal and increase rental income. The fair valuation indicates that while renovations could provide value, the existing price point does not offer a discount necessary to justify potential investment in renovations.
Low tenant retention risk With a tenant stability score of 50/100, there is a significant risk of high turnover, potentially leading to increased vacancy rates and inconsistent 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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