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, built in 1989, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment includes a closed sunroom in one of the bedrooms, enhancing natural light and offering versatile space for relaxation or work. High-Quality Materials: The interiors are crafted with premium finishes that elevate the overall design aesthetic.
The valuation. The asking price of €295,000 is situated €26,818 (10.0%) above the fair value of €268,182, indicating a fair market assessment of the property. This aligns with the overall valuation findings provided below.
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 €186,913 (€1,699/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €186,913, 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) · ec1937 | Subject | €295,000 | €2,682 | — | 78 | 48 |
| 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 This property offers a gross yield of 3.3%, making it a viable option for long-term rental in the Setúbal region. However, with an overall fair valuation and a neighborhood quality rating of 48/100, the investment may face challenges related to tenant quality and local demand. Buy-and-hold The current listing price of €295,000 is close to the fair value of €268,182, indicating that the investment is appropriately valued. Despite the attractive yield, the rural context and low neighborhood ranking suggest restricted growth potential over the long term. Not ideal for Short-term vacation rental, Student housing, Luxury market
Low Economic Base The property faces a significant risk due to its low economic stability score of 35/100, indicating potential vulnerabilities in economic performance that could impact tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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