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, 2-bathroom apartment of 109 m², energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a magnificent 144 m² terrace with a versatile built room for leisure or workspace, alongside a substantial 24.70 m² storage room enhancing convenience.
The valuation. The asking price of €349,500 is €43,578 (14.2%) above the fair value of €305,922, marking the property as overpriced. This misalignment suggests that potential investors may face challenges in achieving returns commensurate with the asking price.
Fair value modelled at €305,922 from 6 comparable sales in the area. Asking €349,500 sits €43,578 (14.2%) above — overpriced versus fair value.
Asking €349,500 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €257,211 (€2,360/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €257,211, adjusted for condition and micro-location, gives a modelled fair value of €305,922 (€2,807/m²), a €43,578 (14.2%) gap versus the €349,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 829056 | Subject | €349,500 | €3,206 | — | 64 | 44 |
| praceta Professora Virgínia Rau | Active | €229,000 | €2,516 | 21.5% | 65 | 51 |
| rua Henrique Augusto Pereira | Active | €280,000 | €2,593 | 19.1% | 61 | 51 |
| rua Raúl Brandão, 7 | Active | €255,000 | €3,750 | 17.0% | 70 | 53 |
| Setúbal (São Sebastião) · be9436 | Active | €340,000 | €3,434 | 7.1% | 70 | 48 |
| Median comp | €267,500 | €3,014 | 6.0% | 68 | 51 |
Long-term rental Given the property’s gross yield of 3.7%, investors might find the returns insufficient relative to its listing price of €349,500, which exceeds the fair value by 14.2%. Additionally, the rural location with a low population density and limited amenities could hinder tenant demand, making long-term rental prospects less attractive. Buy-and-hold The apartment’s fair value of €305,922 suggests that a purchase at the current listing price could result in a mediocre return on investment, especially with its condition rated at 66/100 and a neighborhood score of 44/100. Holding onto this property could lead to depreciation in value over time as market conditions offer little support for growth in such an underdeveloped area.
Economic Vulnerability With an economic stability score of 40/100, the property faces significant risks related to potential downturns in the local economy that could impact tenant demand and rental income.
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