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 43 m², energy rating B. Located on largo 28 de Janeiro, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment is located in the Historical Zone of Setúbal, offering a unique blend of modern finishes and cultural heritage within walking distance of key attractions.
The valuation. The asking price of €216,000 sits €57,028 above the fair value of €158,972, signifying a 35.9% premium. This property is overpriced in the current market landscape.
Fair value modelled at €158,972 from 6 comparable sales in the area. Asking €216,000 sits €57,028 (35.9%) above — overpriced versus fair value.
Asking €216,000 versus the largo 28 de Janeiro, 7 area baseline of €142,252 (€3,308/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €142,252, adjusted for condition and micro-location, gives a modelled fair value of €158,972 (€3,697/m²), a €57,028 (35.9%) gap versus the €216,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo 28 de Janeiro, 7 | Subject | €216,000 | €5,023 | — | 55 | 51 |
| rua dos Comediantes, 5N | Active | €300,000 | €3,750 | 25.3% | 58 | 52 |
| Setúbal (São Sebastião) · 3df30a | Active | €200,000 | €2,985 | 40.6% | 68 | 44 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 190878 | Active | €250,000 | €4,902 | 2.4% | 75 | 55 |
| rua São João de Deus, 77 | Active | €215,000 | €3,644 | 27.5% | 68 | 54 |
| Median comp | €232,500 | €3,697 | 26.4% | 68 | 53 |
Long-term rental The one-bedroom apartment in Setúbal is currently priced at €216,000, which is 35.9% above its fair value of €158,972, making it an overpriced investment. With a gross yield of 4.3% and a neighborhood rating of 51/100, the potential for long-term rental returns is limited given the elevated entry price. Family rental The current listing price of €216,000 significantly exceeds the fair market value, indicating that the property is overpriced by 35.9%. While the apartment could cater to families looking for rental options, the low neighborhood score and high price may deter prospective tenants. Buy-and-hold At a listing price of €216,000, the one-bedroom apartment is overpriced by 35.9% compared to its fair value of €158,972. This strategy may face challenges in capital appreciation due to the property’s elevated price point relative to its market conditions and future growth potential.
High Economic Instability The property is at risk due to a low economic stability score of 40/100, indicating a challenging economic environment that could impact tenant demand and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
