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 88 m² on the 3rd floor, energy rating F. Located on rua Gil Eanes S / N, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts an 18m² storage room, ideal for additional space needs, and a sunroom that enhances natural light and outdoor enjoyment.
The valuation. The asking price of €295,000 sits €10,813 (3.5%) below the fair value of €305,813, indicating a fair pricing for this property. This suggests a reasonable investment opportunity with no immediate concerns regarding overpricing.
Fair value modelled at €305,813 from 6 comparable sales in the area. Asking €295,000 sits €10,813 (3.5%) below — the upside to fair value.
Asking €295,000 versus the rua Gil Eanes S / N area baseline of €233,809 (€2,657/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €233,809, adjusted for condition and micro-location, gives a modelled fair value of €305,813 (€3,475/m²), a €10,813 (3.5%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes S / N | Subject | €295,000 | €3,352 | — | 80 | 54 |
| rua São Joaquim, 33 | Active | €277,000 | €3,645 | 8.7% | 75 | 39 |
| rua Abel Salazar, 19 | Active | €238,000 | €3,306 | 1.4% | 85 | 41 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 11.1% | 78 | 48 |
| estrada Palmela, 116 | Active | €290,000 | €3,671 | 9.5% | 80 | 48 |
| Median comp | €283,500 | €3,658 | 9.1% | 79 | 45 |
Buy-and-hold This property represents a fair investment at €295,000, with a gap of only 3.5% against the fair value of €305,813. While the yield of 3.4% gross is acceptable, the neighborhood rating of 54/100 suggests potential challenges in long-term appreciation due to limited amenities and economic activity. Long-term rental With a fair valuation reflected by its listing price, this property can serve as a stable long-term rental unit despite offering a modest yield of 3.4%. However, prospective landlords should be cautious about tenant quality and neighborhood characteristics, which may impact demand over time. Family rental As a family rental, this property is reasonably priced and strategically situated within Setúbal, but its limited neighborhood amenities could hinder attractiveness to larger tenant demographics. The 3.4% yield reinforces its status as a fair-priced asset, yet prospective buyers should factor in the surrounding area's rural nature when targeting families.
Economic Instability Risk With an economic stability score of 40/100, there is a heightened risk of economic downturns negatively impacting property value and rental income stability.
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