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 209 m², energy rating F. Located on rua das Gaivotas, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The outdoor area includes a covered barbecue space ideal for entertaining, augmented by a versatile converted attic suitable for a guest room or home office.
The valuation. The asking price of €370,000 is slightly above fair value at €363,545, indicating a difference of €6,455 (1.8%). This positions the property as fairly valued in the current market.
Fair value modelled at €363,545 from 6 comparable sales in the area. Asking €370,000 sits €6,455 (1.8%) above — overpriced versus fair value.
Asking €370,000 versus the rua das Gaivotas area baseline of €215,810 (€1,033/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €215,810, adjusted for condition and micro-location, gives a modelled fair value of €363,545 (€1,739/m²), a €6,455 (1.8%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Gaivotas | Subject | €370,000 | €1,770 | — | 74 | 54 |
| f36091 | Active | €400,000 | €1,739 | 1.8% | 70 | 46 |
| Gâmbia-Pontes-Alto da Guerra · 90d747 | Active | €575,000 | €639 | 63.9% | 75 | 49 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 4393a1 | Active | €225,000 | €2,184 | 23.4% | — | 56 |
| Gâmbia-Pontes-Alto da Guerra · 0dce9d | Active | €595,000 | €1,740 | 1.7% | 72 | 55 |
| Median comp | €487,500 | €1,740 | 1.7% | 72 | 52 |
Family rental The property in Setúbal has a gross yield of 4.9%, indicating a moderate return potential for family rentals. Its condition rating of 78/100 suggests that it is appealing enough to attract long-term tenants, although the neighbourhood score of 54/100 implies some limitations in tenant quality. Buy-and-hold With a fair value assessment close to the listing price at €370,000, this property is appropriately priced for a long-term investment strategy. The modest gap from fair value at 1.8% shows a stable market position, making it suitable for those willing to hold for future appreciation despite some economic limitations in the rural yet industrially active area.
Economic Vulnerability With an economic stability score of 55/100, this property may face increased risk of value decline during economic downturns due to local market instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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