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 70 m² on the 5th floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features a 5th-floor location with elevator access, ensuring both convenience and elevated views in a quiet, residential neighborhood.
The valuation. The asking price of €249,000 is €22,553 (10.0%) above the fair value of €226,447, indicating that it is priced fairly relative to the market. However, potential investors should consider the modest valuation given the condition and location. Buy-to-flip angle. A buy-to-flip strategy may be limited due to the property’s mixed quality and regional isolation, which could impact resale potential. Investors might attain some profit if renovations enhance value significantly, but the rural location poses challenges for rapid sales. Buy-to-let angle. With a gross yield of 3.5% and estimated rental income of €726/month, this property can provide steady cash flow for long-term investors. However, the rural market and limited amenities may affect tenant demand and rental increases over time.
Fair value modelled at €226,447 from 6 comparable sales in the area. Asking €249,000 sits €22,553 (10.0%) above — overpriced versus fair value.
Asking €249,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €195,444 (€2,792/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 €195,444, adjusted for condition and micro-location, gives a modelled fair value of €226,447 (€3,235/m²), a €22,553 (10.0%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 38b75f | Subject | €249,000 | €3,557 | — | 61 | 43 |
| praceta Comandante Sá Linhares | Active | €255,000 | €2,865 | 19.5% | 70 | 55 |
| rua Central da Azeda, 90 | Active | €230,000 | €4,107 | 15.5% | 72 | 48 |
| Setúbal (São Sebastião) · b32a6b | Active | €260,000 | €3,023 | 15.0% | 70 | 47 |
| Setúbal (São Sebastião) · 190703 | Active | €258,500 | €3,447 | 3.1% | — | 61 |
| Median comp | €256,750 | €3,235 | 9.1% | 70 | 52 |
Long-term rental The 2-bed apartment in Setúbal offers a gross yield of 3.5%, which aligns with the fair valuation of €226,447 against its listing price of €249,000. However, the area's limited amenities and employment opportunities may not attract long-term tenants, making it a risky investment in the long run. Buy-and-hold With the current valuation positioning this property fairly in the market, holding onto the apartment could yield stable returns. Nevertheless, the rural context and a neighborhood rating of 43/100 suggest that property appreciation may be limited, affecting the overall investment strategy for long-term growth.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at a low 45/100, there is a significant risk of fluctuating rental income and potential vacancy rates, making it difficult to ensure steady cash flow.
Year 1, before income tax (IRS or IRC). Includes IMT, stamp duty, IMI and AIMI for a resident individual. Estimate: check with your accountant.
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