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 88 m² on the 3rd floor, energy rating F. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The living area seamlessly transitions to the modern kitchen, while the closed balcony in the master bedroom adds a unique multifunctional space, enhancing the apartment's overall value.
The valuation. The asking price of €295,000 is below the fair value of €320,737 by €25,737 (8.0%), indicating that this property is fairly priced in today’s market. Buy-to-flip angle. Given the quality materials and condition rated at 80/100, a resale strategy could capitalize on aesthetic appeal, targeting suitable buyers seeking modern finishes in Setúbal. Buy-to-let angle. With an estimated rental income of €811/month, the gross yield stands at 3.3%, making it suitable for a long-term rental strategy despite the mixed neighborhood rating.
Fair value modelled at €320,737 from 1 comparable sales in the area. Asking €295,000 sits €25,737 (8.0%) below — the upside to fair value.
Asking €295,000 versus the rua Gil Eanes area baseline of €256,131 (€2,911/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €256,131, adjusted for condition and micro-location, gives a modelled fair value of €320,737 (€3,645/m²), a €25,737 (8.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €295,000 | €3,352 | — | 78 | 50 |
| rua São Joaquim, 33 | Active | €277,000 | €3,645 | 8.7% | 75 | 39 |
| Median comp | €277,000 | €3,645 | 8.7% | 75 | 39 |
Long-term rental The 2-bed apartment in Setúbal offers a gross yield of 3.3%, which may appeal to long-term rental investors seeking stability over high returns. Given the fair valuation status, it presents a reasonable prospect for attracting stable tenants despite the limited local amenities and employment opportunities. Buy-and-hold Owning this property as a buy-and-hold investment aligns well with the expectation of property appreciation in the long term, reflecting regional growth trends. With a fair market value and a gross yield of 3.3%, it offers an acceptable return while maintaining the potential for value increase in the future. Family rental This apartment could serve as a suitable family rental given its size and fair value pricing, although the neighborhood’s low amenities rating may deter some families. The property’s reasonable yield of 3.3% could still provide a stable income, making it a viable option for landlords focused on family-oriented tenants.
Economic Dependence Risk The property is located in an area with an economic stability score of 50/100, indicating a reliance on potentially volatile economic conditions that may affect tenant demand and long-term 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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