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 87 m² on the 3rd floor, built in 1989, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a stunning river view from the living area, enhancing its appeal and providing a relaxing atmosphere in the heart of São Sebastião.
The valuation. The asking price of €295,000 sits €23,230 (7.3%) below the fair value of €318,230, indicating a fair opportunity for investment without the concern of significant overvaluation.
Fair value modelled at €318,230 from 6 comparable sales in the area. Asking €295,000 sits €23,230 (7.3%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €250,445 (€2,879/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €250,445, adjusted for condition and micro-location, gives a modelled fair value of €318,230 (€3,658/m²), a €23,230 (7.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 5b87ac | Subject | €295,000 | €3,391 | — | 80 | 41 |
| rua Abel Salazar, 19 | Active | €238,000 | €3,306 | 2.5% | 85 | 41 |
| rua São Joaquim, 33 | Active | €277,000 | €3,645 | 7.5% | 75 | 39 |
| estrada Palmela, 116 | Active | €290,000 | €3,671 | 8.3% | 80 | 48 |
| avenida Nuno Álvares | Active | €298,000 | €3,725 | 9.9% | 78 | 48 |
| Median comp | €283,500 | €3,658 | 7.9% | 79 | 45 |
Long-term rental A long-term rental strategy may yield consistent income, but with a gross yield of 2.9%, the return is relatively modest compared to market expectations. Given the fair valuation of €318,230, the property appears to be adequately priced for its rental potential in a rural setting. Value-add renovation Implementing a value-add renovation strategy might enhance the property's appeal and potentially increase rental rates in the future. However, the investment would need to be carefully weighed against the current fair market value, as the property’s 82/100 condition suggests some improvements are necessary but does not translate into significant undervaluation. Not ideal for student housing This property is not suited for the student housing market due to the rural location and lower tenant quality, which likely limits demand from this demographic. The agricultural economic base further diminishes its attractiveness for students seeking accommodation. Not ideal for luxury market The property does not align with the luxury market segment, evidenced by a neighbourhood rating of 41/100 that reflects limited amenities and lower overall appeal. Buyers looking for high-end investments may find better opportunities in more urbanized areas, leaving this property overlooked.
High vacancy risk With an economic stability score of 35/100 and a tenant stability score of 45/100, there is a significant risk of prolonged vacancies as tenants may be less likely to remain or pay rent consistently due to unstable conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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