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 80 m² on the 1st floor, energy rating B. Located on rua dos Comediantes, 5N, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a private balcony with river views, enhancing its appeal as a desirable urban retreat in Setúbal's vibrant center.
The valuation. The asking price of €300,000 sits at €16,104 (5.7%) above the fair value of €283,896. This property is assessed as being priced fairly in the current market.
Fair value modelled at €283,896 from 6 comparable sales in the area. Asking €300,000 sits €16,104 (5.7%) above — overpriced versus fair value.
Asking €300,000 versus the rua dos Comediantes, 5N area baseline of €263,722 (€3,297/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 €263,722, adjusted for condition and micro-location, gives a modelled fair value of €283,896 (€3,549/m²), a €16,104 (5.7%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Comediantes, 5N | Subject | €300,000 | €3,750 | — | 58 | 52 |
| Setúbal (São Sebastião) · 3df30a | Active | €200,000 | €2,985 | 20.4% | 68 | 44 |
| rua Camilo Castelo Branco, 136 | Active | €259,000 | €3,453 | 7.9% | 52 | 50 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 1.0% | — | 54 |
| avenida Infante Dom Henrique, 22 | Active | €185,000 | €2,467 | 34.2% | 60 | 57 |
| Median comp | €229,500 | €3,219 | 14.2% | 60 | 52 |
Long-term rental The property offers a gross yield of 3.6%, aligning well with local rental market expectations. Given its fair valuation status, it could generate stable cash flow without significant appreciation potential. Buy-and-hold Holding this apartment could provide consistent rental income, though the 5.7% gap to fair value indicates limited room for price increases. The apartment's condition score of 56/100 suggests that while it is functional, there might be ongoing maintenance costs that could affect long-term investment returns.
Tenant Default Risk A Tenant Stability score of 60/100 indicates a moderate risk of tenant defaults, which could impact rental income stability.
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