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 121 m² on the 3rd floor, energy rating F. Located on praceta Cabo da Boa Esperança, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a 20 m² individual storage room in the basement and electric shutters for enhanced convenience and security.
The valuation. The asking price of €295,000 is below the fair value of €351,098, representing a discount of €56,098 (16.0%). This makes the property an attractive option for prospective buyers.
Fair value modelled at €351,098 from 6 comparable sales in the area. Asking €295,000 sits €56,098 (16.0%) below — the upside to fair value.
Asking €295,000 versus the praceta Cabo da Boa Esperança area baseline of €254,049 (€2,100/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 €254,049, adjusted for condition and micro-location, gives a modelled fair value of €351,098 (€2,902/m²), a €56,098 (16.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Cabo da Boa Esperança | Subject | €295,000 | €2,438 | — | 80 | 51 |
| praça de Portugal | Active | €368,000 | €2,831 | 16.1% | 75 | 55 |
| rua Gaspar Correia, 14 | Active | €350,000 | €2,846 | 16.7% | 72 | 46 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 37.5% | 74 | 48 |
| rua Gaspar Correia | Active | €337,000 | €2,762 | 13.3% | 73 | 54 |
| Median comp | €343,500 | €2,839 | 16.4% | 74 | 51 |
Long-term rental Given the fair value of €351,098 and a purchase price of €295,000, this property offers a significant opportunity with a 16.0% gap, positioning it attractively for long-term rental in the Setúbal area. Although the gross yield is lower at 2.8%, the potential for price appreciation in a subvalorizada market supports a strong investment case. Buy-and-hold Investing in this 2-bed apartment provides a favorable entry point for buy-and-hold strategies, as the current price reflects a subvalorizada market condition with the possibility for appreciating value over time. The property’s sound condition rating of 83/100 suggests that it requires minimal immediate investment, making it suitable for a long-term hold in a location with promising economic fundamentals.
Weak Economic and Tenant Stability The property faces heightened risk due to an economic stability score of 55/100 and a tenant stability score of 50/100, indicating potential challenges in attracting and retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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