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 54 m² on the 3rd floor, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Feature: This apartment’s unique conversion from a 2-bedroom to a 1-bedroom provides a spacious living area with panoramic views of Setúbal, the Sado River estuary, and the Arrábida Mountains.
The valuation. The asking price of €215,000 falls below the fair value of €232,070, leaving a potential upside of €17,070 (7.4%). This property is considered to be fairly priced in the current market context.
Fair value modelled at €232,070 from 6 comparable sales in the area. Asking €215,000 sits €17,070 (7.4%) below — the upside to fair value.
Asking €215,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €208,742 (€3,866/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €208,742, adjusted for condition and micro-location, gives a modelled fair value of €232,070 (€4,298/m²), a €17,070 (7.4%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 38b67d | Subject | €215,000 | €3,981 | — | 70 | 53 |
| urbanização Terroa Lanchoa | Active | €209,000 | €4,543 | 14.1% | 68 | 50 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 4.6% | 72 | 46 |
| rua Gregório Lopes, 31 | Active | €219,000 | €4,867 | 22.2% | 72 | 58 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 1.8% | 70 | 59 |
| Median comp | €223,500 | €4,298 | 7.9% | 71 | 54 |
Long-term rental The property offers a gross yield of 3.6%, which is relatively typical for the area, making it a stable choice for long-term rentals. Given the fair valuation, this investment may not provide the best upside potential compared to other opportunities. Buy-and-hold As this one-bedroom apartment is priced at €215,000 against a fair value of €232,070, it reflects a fair market positioning, aligning with the area's semi-rural characteristics. Investors may find this property a suitable hold for gradual appreciation, yet the current market conditions suggest limited quick gains. Value-add renovation With a condition rating of 66/100, there is potential for value-add renovations that could enhance the property's appeal and justify a higher rental income. However, as the apartment is currently fairly priced, investors should carefully estimate renovation costs to ensure favorable returns on investment.
Economic Volatility Risk With an economic stability score of 50/100, there is a significant risk that external economic factors could negatively impact the property's value and rental income potential. Tenant Turnover Risk The tenant stability score of 60/100 indicates a moderate risk of high tenant turnover, potentially leading to increased vacancy rates and costs associated with leasing.
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