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 apartment of 110 m² on the 3rd floor, built in 1986, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property features an enclosed balcony off the second bedroom, maximizing usable space and enhancing the living area with additional light.
The valuation. The asking price of €295,000 is slightly below the fair value of €319,180, indicating a difference of €24,180 (7.6%). This property is fairly valued in the current market. Buy-to-flip angle. With an attractive price point and a condition rating of 81/100, this apartment can be flipped for a profit after minimal renovations and marketing efforts targeting first-time buyers. Buy-to-let angle. Given an estimated gross yield of 3.7% from monthly rental income of approximately €910, this property can serve as a stable long-term investment, appealing to families seeking a comfortable residence in a rural setting.
Fair value modelled at €319,180 from 6 comparable sales in the area. Asking €295,000 sits €24,180 (7.6%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €235,976 (€2,145/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €235,976, adjusted for condition and micro-location, gives a modelled fair value of €319,180 (€2,902/m²), a €24,180 (7.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5b8630 | Subject | €295,000 | €2,682 | — | 78 | 47 |
| praça de Portugal | Active | €368,000 | €2,831 | 5.6% | 75 | 55 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 6.1% | 72 | 46 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 25.0% | 74 | 48 |
| rua Gaspar Correia | Active | €337,000 | €2,762 | 3.0% | 73 | 54 |
| Median comp | €343,500 | €2,839 | 5.8% | 74 | 51 |
Long-term rental Despite the fair valuation of the 2-bed apartment in Setúbal, with a slight gap of 7.6% against fair value, the property offers a gross yield of 3.7%. However, the lower neighbourhood rating of 47/100 suggests limited tenant quality, which may affect long-term rental attractiveness. Family rental Given the apartment's condition rating of 81/100 and the rural benefits of increased safety, it could appeal to families looking for a more peaceful environment. Nevertheless, with the fair valuation of €295,000, the potential for higher income is tempered by the 47/100 neighbourhood score, indicating possible challenges in attracting higher-quality tenants.
Economic Volatility Risk The economic stability score of 40/100 suggests a high risk of fluctuations in property value and tenant demand, potentially leading to increased vacancy rates and decreased rental income.
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