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.
4-bedroom, 2-bathroom apartment of 120 m² on the 2nd floor, built in 2014, energy rating B. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a private terrace with direct access from the kitchen, offering a unique outdoor space for relaxation and entertaining while enjoying river views.
The valuation. The asking price of €405,000 sits 9.1% below the fair value of €445,601, indicating a favorable position for buyers. This property is assessed as being priced reasonably relative to its market value.
Fair value modelled at €445,601 from 6 comparable sales in the area. Asking €405,000 sits €40,601 (9.1%) below — the upside to fair value.
Asking €405,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €363,672 (€3,031/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 €363,672, adjusted for condition and micro-location, gives a modelled fair value of €445,601 (€3,713/m²), a €40,601 (9.1%) gap versus the €405,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5b86fe | Subject | €405,000 | €3,375 | — | 75 | 41 |
| Setúbal (São Sebastião) · 467f7f | Active | €470,000 | €3,790 | 12.3% | 75 | 48 |
| rua José Guilherme dos Santos, 2 | Active | €440,000 | €3,636 | 7.7% | 75 | 53 |
| avenida Belo Horizonte, 226 | Active | €410,000 | €2,929 | 13.2% | 75 | 55 |
| avenida Bento Gonçalves | Active | €490,000 | €4,298 | 27.4% | 85 | 49 |
| Median comp | €455,000 | €3,713 | 10.0% | 75 | 51 |
Long-term rental The property is currently listed at €405,000, which is fair given its close alignment with the fair value of €445,601. However, with a gross yield of 3.8%, the rental potential may not significantly exceed other investment opportunities in the region. Value-add renovation While the current condition rating of 77/100 suggests that the apartment is largely suitable, there remains an opportunity for enhancements to improve both tenant quality and yield. However, the fair market value indicates that significant renovation expenses must be carefully considered against potential rental increases. Family rental Given the apartment's 4-bed configuration, it suits family rentals; yet, the neighbourhood rating of 41/100 reflects limited market appeal for families seeking amenity-rich environments. Additionally, priced fairly, investors should remain cautious about long-term demand due to the moderate neighbourhood conditions.
Economic Tenant Instability The combined economic stability score of 40/100 and tenant stability score of 45/100 presents a significant risk of unstable rental income and potential difficulties in finding reliable tenants.
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