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.
3-bedroom, 1-bathroom apartment of 106 m², energy rating D. Located on rua Roberto Ivens, 1C, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a 10 m² storage room, enhancing organization, and its location in Monte Belo Norte ensures excellent access to local amenities and transport options.
The valuation. The asking price of €320,000 is significantly below the fair value of €436,119, representing a disparity of €116,119 (26.6%). This property is clearly underpriced, presenting an attractive opportunity for investment.
Fair value modelled at €436,119 from 6 comparable sales in the area. Asking €320,000 sits €116,119 (26.6%) below — the upside to fair value.
Asking €320,000 versus the rua Roberto Ivens, 1C area baseline of €373,989 (€3,528/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €373,989, adjusted for condition and micro-location, gives a modelled fair value of €436,119 (€4,114/m²), a €116,119 (26.6%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Roberto Ivens, 1C | Subject | €320,000 | €3,019 | — | 70 | 47 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 50.1% | — | 55 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a80774 | Active | €259,000 | €4,625 | 53.2% | 75 | 48 |
| Setúbal (São Sebastião) · 938516 | Active | €275,000 | €3,767 | 24.8% | — | 56 |
| avenida Infante D. Henrique | Active | €290,000 | €4,462 | 47.8% | 75 | 43 |
| Median comp | €282,500 | €4,497 | 48.9% | 75 | 52 |
Buy-and-hold The property is currently listed at €320,000, representing a significant discount of 26.6% compared to its fair value of €436,119. Given the gross yield of 3.7% and an overall decent condition rating of 73/100, this strategy aligns well for long-term growth potential in a developing area. Family rental The apartment offers a spacious 106m² layout, making it suitable for families seeking accommodation in a location with agricultural employment opportunities. Despite the neighborhood's limited amenities, the gap to fair value suggests potential for stable rental demand in a family-oriented market. Not ideal for Luxury market The affluent demographic is unlikely to be attracted to this peripheral region, complemented by its below-average neighborhood rating of 47/100. The property's characteristics and local environment do not align with the expectations of luxury tenants seeking premium amenities. Not ideal for Short-term rental With limited urban attributes and amenities, the potential for profitable short-term rentals diminishes significantly as the area fails to attract tourists or transient populations. The overall condition and tenant quality are not conducive to high turnover situations typical of the short-term rental market. Not ideal for Student housing The agricultural focus and lack of urban amenities result in a lower potential for student housing demand, particularly due to the absence of nearby universities or educational institutions. The demographic appeal is further weakened by a neighborhood with a tenant quality rating below desirable thresholds.
Low Economic and Tenant Stability Risk The property's economic stability score of 35/100 and tenant stability score of 50/100 suggest a high potential for instability, impacting long-term investment returns negatively due to possible vacancy and decreased rental income.
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