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, 1-bathroom apartment of 110 m² on the 3rd floor, built in 1986, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a private balcony off one bedroom, enhancing outdoor access and views in a vibrant urban setting.
The valuation. The asking price of €295,000 sits below the fair value of €340,500, representing a €45,500 (13.4%) discount. This property is appropriately valued for its quality and location.
Fair value modelled at €340,500 from 6 comparable sales in the area. Asking €295,000 sits €45,500 (13.4%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €251,005 (€2,282/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 €251,005, adjusted for condition and micro-location, gives a modelled fair value of €340,500 (€3,095/m²), a €45,500 (13.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5b875f | Subject | €295,000 | €2,682 | — | 85 | 56 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 25.0% | 74 | 48 |
| rua 16 de Novembro, 2 | Active | €210,000 | €2,958 | 10.3% | 72 | 54 |
| rua Bombeiros de Setúbal, 43 | Active | €272,000 | €3,091 | 15.3% | 70 | 62 |
| rua Flávio Resende | Active | €310,000 | €3,100 | 15.6% | 80 | 50 |
| Median comp | €283,500 | €3,096 | 15.4% | 73 | 52 |
Long-term rental The 2-bed apartment in Setúbal offers a fair value that is 13.4% above its listing price, making it a strategically appealing option for long-term rental given its solid yield of 3.4%. While the neighborhood rating of 56/100 indicates some limitations, its proximity to Setúbal adds value that could attract stable tenants. Buy-and-hold Investing in this Setúbal apartment presents an attractive buy-and-hold opportunity with a fair market value significantly higher than the listing price, suggesting potential appreciation over time. The property’s condition score of 83/100 further supports its appeal for long-term investment, suggesting minimal immediate repairs and upkeep are needed. Not ideal for luxury market This property does not align with luxury market expectations due to its rural setting and moderate neighborhood ratings, which could limit its appeal to high-end buyers. Thus, targeting more budget-conscious investors or renters will be more beneficial. Not ideal for student housing Given the location's agricultural economy and the neighborhood’s tenant quality metrics, this apartment may not attract a significant student population, making it less suitable for a student housing investment strategy. Focusing on more stable long-term renters would likely yield better results.
Economic Vulnerability The property faces a high risk of economic instability due to a low economic stability score of 50/100, which may impact tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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