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.
1-bedroom, 1-bathroom apartment of 85 m² on the 1st floor, built in 2001, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a central vacuum system and two balconies, enhancing convenience and outdoor access in a well-located building with elevators.
The valuation. The asking price of €245,000 is slightly below the fair value of €260,296, suggesting a fair opportunity for potential investors, with a difference of €15,296 (5.9%).
Fair value modelled at €260,296 from 6 comparable sales in the area. Asking €245,000 sits €15,296 (5.9%) below — the upside to fair value.
Asking €245,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €225,938 (€2,658/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €225,938, adjusted for condition and micro-location, gives a modelled fair value of €260,296 (€3,062/m²), a €15,296 (5.9%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 8006aa | Subject | €245,000 | €2,882 | — | 66 | 55 |
| Gâmbia-Pontes-Alto da Guerra · 1625ce | Active | €270,000 | €3,034 | 5.3% | 65 | 53 |
| avenida Mestre Lima de Freitas, 25 | Active | €310,000 | €2,818 | 2.2% | — | 45 |
| Gâmbia-Pontes-Alto da Guerra · a8ecff | Active | €270,000 | €3,034 | 5.3% | 66 | 41 |
| praceta Manuel Nunes de Almeida, 45 | Active | €268,000 | €3,309 | 14.8% | 62 | 51 |
| Median comp | €270,000 | €3,034 | 5.3% | 65 | 48 |
Long-term rental The 1-bed apartment in Setúbal offers a fair investment opportunity with a gross yield of 3.8%, aligning closely with its fair value of €260,296. However, the condition rating of 65 and neighbourhood score of 55 suggest potential long-term challenges in tenant quality and attraction to renters. Buy-and-hold Given its current valuation at €245,000, the property serves as a reasonable long-term hold, benefiting from the proximity to Setúbal’s economic activities by the Sado River. Although the investment is not ideal for high-end or student housing markets, it may still experience appreciation in value over time due to its strategic location.
Economic Instability Risk The economic stability score of 50/100 suggests a heightened risk of economic downturns that could impact tenant demand and rental income stability.
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