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, 2-bathroom house of 77 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This house boasts two living rooms, enhancing versatile living space, and a terrace ideal for outdoor relaxation or entertainment in the vibrant Santos Nicolau neighborhood.
The valuation. The asking price of €390,000 is significantly above its fair value of €293,829, resulting in an overpricing of €96,171 (32.7%). This indicates a less favorable position for potential buyers in the current market. Buy-to-flip angle. A buy-to-flip strategy may be ineffective here due to the property’s condition rating of 0/100, suggesting substantial renovation costs that can erode potential profits. Hence, flipping in this market could yield limited returns. Buy-to-let angle. Given the gross yield of 2% with estimated rental income of €650/month, this property supports a long-term rental strategy. However, the yield may not attract investors seeking robust cash flow given the higher purchase price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · f10990 | Subject | €390,000 | €5,065 | — | — | 60 |
| Sado · 9385f9 | Active | €349,500 | €4,481 | 11.5% | 65 | 54 |
| rua da Areia, 148 | Active | €280,000 | €2,718 | 46.3% | 50 | 56 |
| Setúbal (São Sebastião) · b7b508 | Active | €228,000 | €4,471 | 11.7% | 42 | 54 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 6d5553 | Active | €360,000 | €3,600 | 28.9% | 65 | 55 |
| Median comp | €314,750 | €4,036 | 20.3% | 58 | 55 |
Long-term rental The property is priced at €390,000, which represents a 32.7% premium over its fair value of €293,829, making it overpriced. With a low yield of 2% gross and a subpar condition rating of 0/100, it may struggle to attract long-term tenants in the current transitional housing market. Family rental Although the Setúbal area offers typical suburban safety and amenities, the high listing price of €390,000 does not align with the fair value of €293,829, indicating that the property is overpriced. A disappointing neighborhood rating of 60/100 and a yield of only 2% gross further suggest that this property may not be an attractive option for families seeking rental opportunities in the area.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher vacancy rates and increased turnover costs, impacting overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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