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 92 m² on the 3rd floor, built in 1997, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts custom-made wardrobes with interior LED lighting for elegant storage and ceilings enhanced with recessed lighting for a contemporary atmosphere throughout the home.
The valuation. The asking price of €260,000 is €27,108 (9.4%) below fair value, which is set at €287,108. This positions the property as fairly valued in its current market context.
Fair value modelled at €287,108 from 6 comparable sales in the area. Asking €260,000 sits €27,108 (9.4%) below — the upside to fair value.
Asking €260,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €247,688 (€2,692/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €247,688, adjusted for condition and micro-location, gives a modelled fair value of €287,108 (€3,121/m²), a €27,108 (9.4%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 3750c3 | Subject | €260,000 | €2,826 | — | 70 | 58 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 11.5% | 70 | 48 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 10.3% | 72 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · cfe29b | Active | €243,900 | €3,049 | 7.9% | 68 | 45 |
| rua Salvador Pereira Amália | Active | €215,000 | €2,756 | 2.5% | 64 | 50 |
| Median comp | €246,450 | €3,083 | 9.1% | 69 | 49 |
Long-term rental The 2-bed apartment in Setúbal, with a gross yield of 4%, is positioned to attract tenants due to its suburban amenities, although demand in the peripheral area is moderate. With a fair value of €287,108, the property is reasonably priced, making it a balanced option for generating stable rental income. Buy-and-hold With current market conditions indicating the apartment's fair value at €287,108 and a modest 9.4% gap, this investment strategy does align well with the long-term appreciation potential of suburban real estate in Setúbal. The existing yield of 4% provides an acceptable return while allowing for steady value retention. Value-add renovation A value-add renovation strategy may enhance the apartment's appeal given its condition rating of 65/100, which leaves room for improvement. While the property is fairly valued at €260,000, investing in upgrades could potentially increase its future marketability in this moderating neighborhood, depending on the extent of renovations pursued.
Economic Vulnerability The economic stability score of 55/100 indicates potential vulnerability to market fluctuations, which could impact rental income and property value. Tenant Instability A tenant stability score of 60/100 suggests that tenant retention might be an issue, which could lead to increased vacancy rates and loss of income.
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