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 on the 3rd floor, energy rating F. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a sunroom in one of the bedrooms, enhancing natural light and offering extended living space for relaxation or work. Condition Notes: It features PVC windows with a tilt-and-turn system for added ventilation and ease of use.
The valuation. The asking price of €295,000 sits €26,818 (10.0%) above the fair value of €268,182, indicating it is priced correctly for the current market. With a fair valuation, the property may attract potential buyers fairly easily.
Fair value modelled at €268,182 from 1 comparable sales in the area. Asking €295,000 sits €26,818 (10.0%) above — overpriced versus fair value.
Asking €295,000 versus the rua Gil Eanes area baseline of €184,025 (€1,673/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €184,025, 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 |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €295,000 | €2,682 | — | 80 | 57 |
| praceta Cabo da Boa Esperança | Active | €295,000 | €2,438 | 9.1% | 80 | 51 |
| Median comp | €295,000 | €2,438 | 9.1% | 80 | 51 |
Long-term rental The property in Setúbal presents a gross yield of 3.3%, aligning well with the local market's moderate demand. Given its fair valuation against the listing price, it offers stable cash flow potential, although long-term appreciation may be limited in this semi-rural area. Family rental This 2-bed apartment caters well to families seeking reasonable accommodation in a quieter environment, as indicated by its overall decent condition rating. However, with a neighbourhood score of 57/100, families may find it lacks some desired amenities, potentially impacting long-term tenancy satisfaction.
Economic vulnerability The property faces economic vulnerability with a score of 55/100, indicating potential instability that could affect rental income and tenant retention. Continuing economic weakness might exacerbate this risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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