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 70 m², built in 1978. Located on rua Andorinhas, 11, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a private 6 m² yard with direct kitchen access, perfect for creating a leisure space or urban garden, enhancing outdoor living in an urban setting.
The valuation. The asking price of €205,000 is situated €33,194 (13.9%) below the fair value of €238,194, marking the property as undervalued according to market analysis. This presents a significant opportunity for potential buyers.
Fair value modelled at €238,194 from 6 comparable sales in the area. Asking €205,000 sits €33,194 (13.9%) below — the upside to fair value.
Asking €205,000 versus the rua Andorinhas, 11 area baseline of €185,221 (€2,646/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 is above the parish average, lifting 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 €185,221, adjusted for condition and micro-location, gives a modelled fair value of €238,194 (€3,403/m²), a €33,194 (13.9%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Andorinhas, 11 | Subject | €205,000 | €2,929 | — | 78 | 50 |
| praceta Dom Jorge de Lencastre, 2 | Active | €248,000 | €3,100 | 5.9% | 80 | 55 |
| Setúbal (São Sebastião) · 65a842 | Active | €242,500 | €3,368 | 15.0% | 78 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 1f3445 | Active | €235,000 | €3,052 | 4.2% | 78 | 56 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 17.4% | 70 | 63 |
| Median comp | €245,250 | €3,234 | 10.4% | 78 | 56 |
Long-term rental The 1-bed apartment in Setúbal, priced at €205,000, presents a compelling opportunity with a gross yield of 4% despite the 13.9% gap to fair value. Given the moderate development in the area and the decent apartment condition score of 81/100, it holds potential for steady rental income. Value-add renovation With a current fair value of €238,194, the apartment shows promise for value-add renovation strategies that can enhance its appeal and justification for the price. The neighbourhood score of 50/100 indicates room for improvement, making targeted renovations a viable path to increase both value and rental yields in the medium term.
Economic and Tenant Stability Risk The property faces a significant investment risk due to low economic stability (50/100) coupled with equally low tenant stability (50/100), suggesting potential difficulties in attracting and retaining reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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