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 89 m² on the 3rd floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a functional closed balcony in one of the bedrooms, allowing for versatile use as a cozy workspace or reading nook while enjoying ample natural light.
The valuation. The asking price of €295,000 sits slightly above the fair value of €281,516, indicating a difference of €13,484 or 4.8%. This property is fairly priced in the current market.
Fair value modelled at €281,516 from 6 comparable sales in the area. Asking €295,000 sits €13,484 (4.8%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €221,729 (€2,491/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €221,729, adjusted for condition and micro-location, gives a modelled fair value of €281,516 (€3,163/m²), a €13,484 (4.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5b8675 | Subject | €295,000 | €3,315 | — | 79 | 47 |
| rua São Joaquim, 33 | Active | €277,000 | €3,645 | 10.0% | 75 | 39 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 12.4% | 78 | 48 |
| Setúbal (São Sebastião) · 8ee5bd | Active | €289,000 | €3,010 | 9.2% | 70 | 49 |
| rua Abel Salazar, 19 | Active | €238,000 | €3,306 | 0.3% | 85 | 41 |
| Median comp | €283,000 | €3,476 | 4.9% | 77 | 45 |
Long-term rental The 2-bed apartment in Setúbal offers a fair yield of 3.3% gross, suggesting stable income potential without significant risk. However, given its fair valuation, the property may not attract high tenant demand due to the neighborhood's low amenities and tenant quality ratings. Short-term vacation rental While the coastal location may appeal to tourists, the 4.8% gap against fair value indicates that the property is attractively priced only in a theoretical sense. Consideration of the neighborhood's low appeal and average condition may also limit its attractiveness in the short-term rental market. Buy-and-hold This property could yield moderate long-term appreciation in a coastal area with secondary home potential, but its current fair value status indicates limited immediate investment upside. Investors should be aware that the relatively low neighborhood ratings and amenities might hinder the property’s value growth over time.
High Vacancy Risk The economic stability score of 40/100 indicates a weak local economy, which, combined with a tenant stability score of 50/100, suggests a heightened risk of vacancies and potential difficulty in securing reliable tenants.
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
