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 110 m², built in 1986, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Property Features: This apartment includes a charming 3.34 m² balcony off the second bedroom, perfect for relaxing while enjoying natural light. Location Benefits: Located near waterfront attractions and historical sites in Setúbal.
The valuation. The asking price of €295,000 is €26,818 (10.0%) above the fair value of €268,182, indicating a balanced evaluation in the current market. The property is positioned fairly, attracting interest without being classified as undervalued.
Fair value modelled at €268,182 from 2 comparable sales in the area. Asking €295,000 sits €26,818 (10.0%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €188,438 (€1,713/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 €188,438, adjusted for condition and micro-location, gives a modelled fair value of €268,182 (€2,438/m²), a €26,818 (10.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · a4676c | Subject | €295,000 | €2,682 | — | 77 | 44 |
| praceta Cabo da Boa Esperança | Active | €295,000 | €2,438 | 9.1% | 80 | 51 |
| Setúbal (São Sebastião) · 800169 | Active | €295,000 | €2,438 | 9.1% | 75 | 48 |
| Median comp | €295,000 | €2,438 | 9.1% | 78 | 50 |
Long-term rental The property offers a gross yield of 3.7%, which aligns with the reasonable expectations for a long-term rental in a rural setting. However, the limited amenities and employment options in the neighborhood suggest that tenant demand may be challenged, possibly affecting occupancy stability over time. Family rental With an adequate size of 110m², this 2-bed apartment could cater well to families seeking space in Setúbal. Nevertheless, the neighborhood's lower score of 44/100 indicates a lack of desirable amenities, which may limit appeal for potential family renters looking for a vibrant community environment.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 50/100, the property faces a significant risk of high vacancy rates due to potential economic downturns and unstable tenant retention.
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
