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.
3-bedroom, 2-bathroom apartment of 104 m² on the 3rd floor, built in 1994, energy rating C. Located on praceta Afonso de Paiva S / N, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts unobstructed views from both sides and easy accessibility with a building ramp leading to the elevators, enhancing convenience for all residents.
The valuation. The asking price of €320,000 sits slightly above the fair value of €307,675, indicating a difference of €12,325 (4.0%). While this is a fair valuation, it suggests limited room for negotiation.
Fair value modelled at €307,675 from 6 comparable sales in the area. Asking €320,000 sits €12,325 (4.0%) above — overpriced versus fair value.
Asking €320,000 versus the praceta Afonso de Paiva S / N area baseline of €255,866 (€2,460/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €255,866, adjusted for condition and micro-location, gives a modelled fair value of €307,675 (€2,958/m²), a €12,325 (4.0%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Afonso de Paiva S / N | Subject | €320,000 | €3,077 | — | 70 | 56 |
| avenida Nuno Álvares, 8 | Active | €275,000 | €2,895 | 5.9% | 65 | 53 |
| praceta Professora Virgínia Rau, 8 | Active | €280,000 | €3,111 | 1.1% | 72 | 46 |
| Setúbal (São Sebastião) · 6fbd3a | Active | €285,000 | €2,457 | 20.2% | 70 | 52 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 1.1% | 68 | 55 |
| Median comp | €281,500 | €3,003 | 2.4% | 69 | 53 |
Long-term rental The apartment in Setúbal presents a fair yield of 3.8%, appealing for stable, long-term tenants seeking residential options in a relatively safe area. While the property is fairly priced, the limited employment diversity may affect tenant quality in the long run. Value-add renovation Although the property is currently in moderate condition with a score of 69/100, there is potential for value appreciation through strategic renovations that can improve its appeal. However, given the fair pricing, the expected return on investment may not be as attractive as it would be for a significantly undervalued property. Family rental With a fair value positioning, this 3-bedroom apartment could serve well for families needing space, provided that improvements are made to enhance the living environment. Despite its location and fair condition, the rural setting may limit the appeal to families seeking diverse amenities and employment opportunities.
Economic Instability Risk The economic stability score of 40/100 indicates a significant risk of economic downturns affecting tenant retention and property performance.
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