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 95 m² on the 3rd floor, built in 1986, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes an enclosed balcony offering picturesque views of Sado and Tróia, enhancing both the living space and natural light exposure.
The valuation. The asking price of €295,000 is closer to fair value, sitting €23,466 (7.4%) below the fair valuation of €318,466. This positions the property as reasonably priced in the current market. Buy-to-flip angle. With modern high-quality finishes, this apartment could attract buyers looking for a stylish residence, enabling a resale strategy that capitalizes on its condition and local trends. A conservative markup could yield a profitable return. Buy-to-let angle. Generating an estimated gross yield of 3.2% with a rental income of around €787 per month makes this property an appealing option for investors targeting long-term tenants in a quieter, rural market.
Fair value modelled at €318,466 from 6 comparable sales in the area. Asking €295,000 sits €23,466 (7.4%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €247,653 (€2,607/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €247,653, adjusted for condition and micro-location, gives a modelled fair value of €318,466 (€3,352/m²), a €23,466 (7.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 80028a | Subject | €295,000 | €3,105 | — | 75 | 51 |
| Setúbal (São Sebastião) · 5b88f0 | Active | €295,000 | €3,352 | 8.0% | 82 | 49 |
| rua Gil Eanes S / N | Active | €295,000 | €3,352 | 8.0% | 80 | 45 |
| rua Gil Eanes S / N | Active | €295,000 | €3,352 | 8.0% | 80 | 54 |
| Setúbal (São Sebastião) · 5b8675 | Active | €295,000 | €3,315 | 6.7% | 79 | 47 |
| Median comp | €295,000 | €3,352 | 7.9% | 80 | 48 |
Buy-and-hold The 2-bed apartment in Setúbal is fairly priced at €295,000, with a fair value of €318,466, indicating a slight opportunity for appreciation over time. However, the 3.2% gross yield and the rural context with limited amenities suggest that long-term growth may be challenged. Family rental This property is well-positioned for family rental, but the average neighbourhood rating of 51/100 reflects potential concerns regarding amenities and education infrastructure. While the property’s condition is decent at 81/100, the rural setting may limit its appeal to families seeking a vibrant community. Not ideal for Luxury market Given the property’s fair pricing and moderate tenant quality, it does not align with the expectations of the luxury market. The rural location and limited amenities diminish its attractiveness to affluent buyers looking for premium living experiences. Not ideal for Student housing The 2-bed apartment's rural context and lower educational infrastructure suggest it is not suitable for student housing. With a neighbourhood score of 51/100, the property lacks the vibrant atmosphere and resources typically desired by students. Not ideal for Short-term vacation rental This property’s location in rural Setúbal, combined with a moderate rating of 51/100 for the neighbourhood, indicates it is not ideal for short-term vacation rentals. The lack of nearby amenities and potential visitors’ interests limits its viability in the vacation rental market.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of market fluctuations that could affect rental income and property value.
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