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, 1-bathroom apartment of 90 m² on the 4th floor, built in 1987, energy rating C. Located on rua Álvares Cabral, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment benefits from a 2021 renovation, featuring high-quality finishes and modern appliances, coupled with an efficient layout that maximizes living space. Additional Highlights: Enjoy connection to Lisbon and the nearby beautiful beaches of Arrábida with ease.
The valuation. The asking price of €325,000 sits €34,146 (11.7%) above the fair value of €290,854, which indicates the property is overpriced. This disconnect suggests potential challenges in achieving a favorable return on investment. Buy-to-flip angle. The buy-to-flip strategy could involve renovations to enhance market appeal and justify a higher resale price, targeting an exit strategy that investors can realize quickly in a competitive market. Buy-to-let angle. With an estimated gross yield of 3.2% at approximately €867/month, the rental income strategy focuses on securing long-term tenants in the family rental market while utilizing the high-quality finishes to attract quality renters.
Fair value modelled at €290,854 from 6 comparable sales in the area. Asking €325,000 sits €34,146 (11.7%) above — overpriced versus fair value.
Asking €325,000 versus the rua Álvares Cabral area baseline of €228,786 (€2,542/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €228,786, adjusted for condition and micro-location, gives a modelled fair value of €290,854 (€3,232/m²), a €34,146 (11.7%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Álvares Cabral | Subject | €325,000 | €3,611 | — | 75 | 52 |
| rua da Electricidade, 5 | Active | €268,000 | €3,190 | 11.6% | 74 | 53 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 22.2% | 75 | 50 |
| Setúbal (São Sebastião) · 3df61f | Active | €265,000 | €3,232 | 10.5% | 75 | 46 |
| Setúbal (São Sebastião) · 89e5b9 | Active | €479,000 | €4,355 | 20.6% | 74 | 52 |
| Median comp | €281,500 | €3,211 | 11.1% | 75 | 51 |
Long-term rental The property listed at €325,000 presents an 11.7% gap above its fair value of €290,854, indicating it is overpriced. With a gross yield of only 3.2%, long-term rental returns may not justify the investment in this apartment. Buy-and-hold Investing in this property for a buy-and-hold strategy appears unpromising, given its overpriced status relative to the fair market valuation. The current condition rating of 78/100 does not sufficiently compensate for the high acquisition cost. Family rental While the apartment could serve as a family rental, its current price of €325,000 is significantly above its fair value, marking it as overpriced. The neighborhood score of 52/100 suggests limitations in tenant quality, which may impact the desirability for family-oriented renters.
Economic Risk The property faces a significant economic risk due to a low economic stability score of 55/100, indicating potential vulnerability to market fluctuations. Tenant Risk With a tenant stability score of 53/100, the property may experience high turnover rates, increasing vacancy risks and impacting rental income.
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