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 92 m² on the 3rd floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts oscillating PVC windows with double glazing for enhanced thermal and acoustic insulation, and a private balcony with scenic views of the Sado River.
The valuation. The asking price of €295,000 is slightly below the fair value of €308,409, with a difference of €13,409 (4.3%). This positions the property fairly in the current market, suggesting it is appropriately priced for potential buyers.
Fair value modelled at €308,409 from 6 comparable sales in the area. Asking €295,000 sits €13,409 (4.3%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €241,714 (€2,627/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 €241,714, adjusted for condition and micro-location, gives a modelled fair value of €308,409 (€3,352/m²), a €13,409 (4.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · a46619 | Subject | €295,000 | €3,207 | — | 82 | 56 |
| Setúbal (São Sebastião) · 5b87ac | Active | €295,000 | €3,391 | 5.7% | 80 | 41 |
| rua Gil Eanes | Active | €295,000 | €3,352 | 4.5% | 78 | 50 |
| Setúbal (São Sebastião) · 80028a | Active | €295,000 | €3,105 | 3.2% | 75 | 51 |
| Setúbal (São Sebastião) · 5b88f0 | Active | €295,000 | €3,352 | 4.5% | 82 | 49 |
| Median comp | €295,000 | €3,352 | 4.5% | 79 | 50 |
Long-term rental The property presents a fair investment opportunity for long-term rental, given its valuation near fair value at €295,000 against a fair value of €308,409. With a gross yield of 2.9% and a decent condition rating of 80/100, it could provide stability in rental income. Family rental As a family rental, this apartment aligns well with the fair market assessment, maintaining an appropriate value relative to its surroundings. While the neighbourhood rating is moderate at 56/100, the spaciousness and condition of the property are likely to appeal to family tenants seeking longer-term housing. Buy-and-hold Investing in this property for a buy-and-hold strategy appears justifiable, as it maintains a fair price point compared to its fair value. The combination of a reasonable yield of 2.9% and the property’s overall good condition could yield consistent returns over time, even in a fluctuating market.
Economic Vulnerability The economic stability score of 45/100 indicates a high potential for economic downturns that could adversely affect property values and rental demand.
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