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 76 m² on the 2nd floor, built in 1963, energy rating D. Located on rua Jardim de São Bernardo, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features a sunroom that enhances its living space while providing additional versatility for personal or work use, ideal for remote living.
The valuation. The asking price of €278,000 sits 2.4% above the fair value of €271,429, indicating a relatively balanced market. The valuation suggests that the property is priced fairly without significant room for negotiation.
Fair value modelled at €271,429 from 5 comparable sales in the area. Asking €278,000 sits €6,571 (2.4%) above — overpriced versus fair value.
Asking €278,000 versus the rua Jardim de São Bernardo, 7 area baseline of €216,648 (€2,851/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €216,648, adjusted for condition and micro-location, gives a modelled fair value of €271,429 (€3,571/m²), a €6,571 (2.4%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Jardim de São Bernardo, 7 | Subject | €278,000 | €3,658 | — | 72 | 52 |
| rua União das Freguesias de Setúbal | Active | €275,000 | €3,571 | 2.4% | 75 | 48 |
| rua de Aljubarrota | Active | €299,000 | €4,211 | 15.1% | 80 | 54 |
| Setúbal (São Sebastião) · cfe2c0 | Active | €215,000 | €4,057 | 10.9% | 85 | 57 |
| rua João Maria Jales | Active | €289,900 | €3,052 | 16.6% | 72 | 55 |
| Median comp | €282,450 | €3,814 | 4.3% | 78 | 55 |
Long-term rental The property shows a fair value margin of 2.4% and offers a 3.7% gross yield, making it suitable for long-term rental strategies while providing a stable income stream. However, the limited local amenities and moderate neighborhood rating of 52 may hinder tenant demand and rental price appreciation over time. Value-add renovation Given the property’s condition rating of 79/100, there is potential for improvement through renovations that could elevate its marketability and rental income. However, with the current pricing hovering close to fair value, the upside may be limited unless significant enhancements are executed to attract higher-quality tenants and improve the neighborhood perception. Not ideal for luxury market The property does not align with luxury market standards due to its average condition and neighborhood rating, thus limiting potential appreciation. As such, pursuing high-end buyers is unlikely to yield returns compatible with their expectations. Not ideal for short-term vacation rental Setúbal's peripheral neighborhood and the limited local amenities make this property less attractive for short-term vacation rentals, which often require vibrant surroundings and consistent tourist demand. Consequently, pursuing this strategy may lead to underwhelming occupancy rates compared to urban alternatives. Not ideal for student housing With limited school infrastructure in the vicinity, the property is not well-positioned for student housing, which necessitates proximity to educational institutions. This strategic misalignment risks poor demand and occupancy levels, rendering it ineffective for this target segment.
Economic Vulnerability The property's economic stability score of 46/100 indicates a significant risk due to potential fluctuations in the local economy impacting tenant demand and rent prices.
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