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 110 m² on the 3rd floor, built in 1989, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts modern recessed LED lighting throughout, enhancing its luminous atmosphere while providing energy-efficient illumination, making it ideal for contemporary living.
The valuation. The asking price of €295,000 is slightly below the fair value of €311,385, representing a difference of €16,385 (5.3%). This property is priced fairly within the current market context. Buy-to-flip angle. A potential buy-to-flip strategy could involve making minor aesthetic updates to the apartment, capitalizing on the high-quality fixtures to attract buyers looking for modern living in Setúbal. This could yield a quick resale return. Buy-to-let angle. With an estimated rental income of €836/month, the gross yield stands at 3.4%. This offers a steady cash flow strategy for long-term investors in the semi-rural environment of São Sebastião.
Fair value modelled at €311,385 from 3 comparable sales in the area. Asking €295,000 sits €16,385 (5.3%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €216,467 (€1,968/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €216,467, adjusted for condition and micro-location, gives a modelled fair value of €311,385 (€2,831/m²), a €16,385 (5.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 800191 | Subject | €295,000 | €2,682 | — | 84 | 44 |
| praceta Cabo da Boa Esperança | Active | €295,000 | €2,438 | 9.1% | 80 | 51 |
| praça de Portugal | Active | €368,000 | €2,831 | 5.6% | 75 | 55 |
| Setúbal (São Sebastião) · 5b87ac | Active | €295,000 | €3,391 | 26.4% | 80 | 41 |
| Median comp | €295,000 | €2,831 | 5.6% | 80 | 51 |
Long-term rental This 2-bed apartment in Setúbal presents a gross yield of 3.4%, suggesting it can generate steady rental income over time. Given its fair valuation status with a slight gap of 5.3% to the fair market value, it remains a reasonable choice for long-term rental investors despite the neighborhood rating of 44/100. Buy-and-hold With a fair value assessment at €311,385, holding this property could be viable as the market conditions evolve, particularly with its above-average condition score of 86/100. However, the less favorable neighborhood rating indicates potential challenges for long-term appreciation, making this a strategic buy-and-hold rather than a speculative investment.
Low Tenant Retention Risk The combination of a Tenant Stability score of 50/100 indicates a moderate likelihood of tenant turnover, which could affect consistent rental income.
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