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 5th floor, built in 1978. Located on avenida do Alentejo, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a storage box on the upper floor, enhancing its practicality while maintaining stunning unobstructed views and excellent sun exposure.
The valuation. The asking price of €269,990 sits 9.2% below the fair value of €297,368, indicating the property is priced at a fair rate in the current market. This represents a reasonable entry point for investment. Buy-to-flip angle. With strategic updates to the dated finishes, the apartment has potential for resale at a profit, particularly in a mixed neighborhood where buyers seek affordable options. Capitalizing on the €27,378 difference from fair value could yield significant returns. Buy-to-let angle. Given an estimated gross yield of 3.3% at around €742 per month, this property offers a stable rental income in a rural area. Targeting families could ensure consistent occupancy and reliable cash flow over time.
Fair value modelled at €297,368 from 6 comparable sales in the area. Asking €269,990 sits €27,378 (9.2%) below — the upside to fair value.
Asking €269,990 versus the avenida do Alentejo, 7 area baseline of €274,364 (€3,430/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €274,364, adjusted for condition and micro-location, gives a modelled fair value of €297,368 (€3,717/m²), a €27,378 (9.2%) gap versus the €269,990 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Alentejo, 7 | Subject | €269,990 | €3,375 | — | 55 | 45 |
| Setúbal (São Sebastião) · b7c263 | Active | €239,000 | €2,812 | 16.7% | — | 42 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 8.5% | 68 | 45 |
| rua da Electricidade, 11 | Active | €271,000 | €4,169 | 23.5% | 62 | 50 |
| rua Mormugão | Active | €270,000 | €3,750 | 11.1% | 65 | 49 |
| Median comp | €260,000 | €3,418 | 1.3% | 65 | 47 |
Long-term rental The property in Setúbal presents a fair yield of 3.3%, aligning with the local average rental market. While the condition and neighborhood ratings suggest there are potential improvements, it can provide stable income for long-term tenants seeking affordable housing. Family rental This 2-bed apartment is appropriately priced, making it a feasible option for families looking for a home in a rural-oriented location. The fair value assessment supports its attractiveness, though enhancements in both condition and neighborhood quality could further improve family appeal.
High Economic Risk With an economic stability score of 35/100, the property is vulnerable to economic downturns, which may affect rental income and tenant retention.
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