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 77 m², built in 1991, energy rating C. Located Sado parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes modern PVC windows with electric shutters and a stylish Silestone countertop in the kitchen, enhancing its overall aesthetic and functionality. Condition Notes: Minimal wear indicates a nearly new condition, making it move-in ready.
The valuation. The asking price of €267,000 sits €15,870 (6.3%) above the fair value of €251,130. While the property is priced above fair value, it remains a reasonable investment within its context.
Fair value modelled at €251,130 from 6 comparable sales in the area. Asking €267,000 sits €15,870 (6.3%) above — overpriced versus fair value.
Asking €267,000 versus the Sado, Setúbal, Setúbal area baseline of €204,249 (€2,653/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €204,249, adjusted for condition and micro-location, gives a modelled fair value of €251,130 (€3,261/m²), a €15,870 (6.3%) gap versus the €267,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Sado · 828eb5 | Subject | €267,000 | €3,468 | — | 80 | 55 |
| rua da Electricidade | Active | €265,000 | €3,232 | 6.8% | 80 | 52 |
| rua Doctor Luis Teixeira de Macedo e Castro, 12 | Active | €235,000 | €3,983 | 14.9% | 85 | 45 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 8.0% | 74 | 53 |
| Setúbal (São Sebastião) · 4a45a5 | Active | €229,900 | €3,592 | 3.6% | 72 | 45 |
| Median comp | €250,000 | €3,412 | 1.6% | 77 | 49 |
Long-term rental This property offers a stable yield of 3% gross, positioning it as a reasonable option within the long-term rental market. While the fair value of €251,130 shows a slight gap of 6.3%, the property is still considered to be at the fair price point. Family rental With a condition rating of 83/100, this apartment is suitable for families seeking long-term accommodation, although the suburban location may limit tenancy demand. Despite the 6.3% gap to fair value, the property remains at a fair pricing level for family-oriented renters. Buy-and-hold This 2-bed apartment presents a decent opportunity for a buy-and-hold strategy, particularly with its adequate condition score. The close alignment of its listing price to fair value suggests that potential appreciation is acceptable, categorizing the property at the fair price level for long-term investment.
Economic and Tenant Instability The property faces a significant risk due to both the economic stability (60/100) and tenant stability (60/100) scores, indicating potential challenges in attracting and retaining reliable tenants.
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
