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 1989, energy rating F. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features a closed marquee-style balcony off the main bedroom, enhancing living space and natural light access, and includes a basement storage unit for added convenience.
The valuation. The asking price of €295,000 is €24,180 (7.6%) below the fair value of €319,180, indicating that this property is priced fairly in the current market. Buy-to-flip angle. The strategy focuses on minor renovations to enhance the property’s appeal, with the potential for quick resale at a higher price due to its quality materials and appealing layout. Buy-to-let angle. With an estimated rental income of €860 per month, this investment could yield a gross annual return of approximately 3.5%, appealing to long-term rental strategies in the area.
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 rua Gil Eanes area baseline of €227,643 (€2,069/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €227,643, 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 |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €295,000 | €2,682 | — | 80 | 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 The property offers a gross yield of 3.5%, which is competitive given the local market conditions. However, its location in a less populated area with limited amenities may affect tenant demand, pointing to potential challenges in long-term occupancy. Value-add renovation While the property's condition is rated at 84/100, suggesting it is well-maintained, further renovations could enhance its appeal and potentially yield higher rental prices. Nonetheless, the limitations of the rural setting may restrict the value recognition from such investments, particularly given the current fair value indications.
[High Economic Risk] With an economic stability score of 35/100, there is a significant risk of downturns in local economic conditions that could negatively impact property values and rental income.
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
