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 81 m², built in 2002, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment offers two balconies, enhancing outdoor living space, and resides in a well-preserved building equipped with an elevator for easy access.
The valuation. The asking price of €260,000 is positioned below its fair value of €300,743, suggesting it is attractive for buyers at €40,743 (13.5%) beneath fair market price. This property is considered underpriced with room for appreciation.
Fair value modelled at €300,743 from 5 comparable sales in the area. Asking €260,000 sits €40,743 (13.5%) below — the upside to fair value.
Asking €260,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €263,492 (€3,253/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing 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 €263,492, adjusted for condition and micro-location, gives a modelled fair value of €300,743 (€3,713/m²), a €40,743 (13.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 8006a1 | Subject | €260,000 | €3,210 | — | 65 | 41 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 16.3% | 70 | 52 |
| rua Major Perestrelo da Conceição, 19 | Active | €350,000 | €3,333 | 3.8% | 72 | 49 |
| avenida Luisa Todi. Não | Active | €375,000 | €3,713 | 15.7% | — | 54 |
| Setúbal (São Sebastião) · 89e5b9 | Active | €479,000 | €4,355 | 35.7% | 74 | 52 |
| Median comp | €362,500 | €3,724 | 16.0% | 72 | 52 |
Long-term rental The property in Setúbal presents a compelling prospect for long-term rental given its fair value of €300,743 and 13.5% gap compared to the listing price of €260,000. With a gross yield of 3.3%, this investment holds potential for steady cash flow despite a moderate neighborhood rating of 41/100. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is attractive since it is currently listed below its fair value, suggesting a potential for appreciation over time. The combination of a 3.3% yield and the fair value gap supports the strategy of holding this asset for future value enhancement without immediate need for active management. Value-add renovation The apartment also offers a value-add renovation opportunity, as the condition score of 68/100 indicates there are areas for improvement. By upgrading the property, it could significantly increase its value and rental income potential, particularly in a market where it is currently below the fair value threshold.
Economic and Tenant Instability With both the economic stability and tenant stability scores at 45/100, there is a significant risk of fluctuating rental income and potential vacancies impacting overall cash flow.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
