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. This property features elegant PVC tilt-and-turn windows providing excellent insulation and ease of maintenance, along with a spacious 18 m² individual storage room in the basement.
The valuation. The asking price of €295,000 is 3.5% below the fair value of €305,813. This aligns the property price as fair relative to its current market position.
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 €235,029 (€2,671/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 €235,029, 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 | 45 |
| 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 |
Long-term rental The property is fairly priced at €295,000, just 3.5% below the fair value of €305,813, which allows it to generate a gross yield of 3.4%. However, the low neighborhood rating of 45/100 suggests challenges in tenant quality and amenities for long-term rentals. Buy-and-hold With a fair valuation, holding onto this property could yield consistent returns, but the rural and agricultural location limits future appreciation potential. The overall condition of 83/100 supports a decent investment, yet the neighborhood's low population density may hinder significant long-term capital growth.
High Economic Instability The economic stability score of 35/100 indicates a significant risk of local market downturns that could affect rental income and property value.
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
