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, 1-bathroom apartment of 74 m² on the 3rd floor, energy rating E. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Unique Feature: The spacious balcony offers a versatile outdoor living area, perfect for relaxation or social gatherings, enhancing the overall appeal of this conveniently located apartment.
The valuation. The asking price of €245,000 exceeds the fair value of €223,721 by €21,279 (9.5%), indicating that the property is fairly valued and aligns with market expectations based on its condition and location. Buy-to-flip angle. A resale strategy could focus on minor upgrades to the kitchen and bathroom, enhancing appeal and potentially increasing the value for future buyers in the semi-rural market. Buy-to-let angle. With an estimated rental income of €715/month, the property offers a gross yield of 3.5%, making it a viable option for long-term investment and steady cash flow.
Fair value modelled at €223,721 from 5 comparable sales in the area. Asking €245,000 sits €21,279 (9.5%) above — overpriced versus fair value.
Asking €245,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €197,962 (€2,675/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €197,962, adjusted for condition and micro-location, gives a modelled fair value of €223,721 (€3,023/m²), a €21,279 (9.5%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · ec1978 | Subject | €245,000 | €3,311 | — | 64 | 49 |
| Setúbal (São Sebastião) · 6c7818 | Active | €209,900 | €2,441 | 26.3% | 65 | 38 |
| Setúbal (São Sebastião) · 190703 | Active | €258,500 | €3,447 | 4.1% | — | 61 |
| praceta Comandante Sá Linhares | Active | €255,000 | €2,865 | 13.5% | 70 | 55 |
| rua Central da Azeda, 90 | Active | €230,000 | €4,107 | 24.1% | 72 | 48 |
| Median comp | €242,500 | €3,156 | 4.7% | 70 | 52 |
Long-term rental The 2-bed apartment in Setúbal presents an opportunity for stable cash flow with a gross yield of 3.5%, though the yield is modest. Considering the fair value estimate of €223,721 versus the listing price of €245,000, the apartment is fairly priced, which may limit long-term growth potential but offers reasonable rental income. Buy-and-hold While the property's condition rating of 62 indicates it may require some upkeep, its fair pricing suggests it can serve as a stable investment over time. However, the property’s location and modest yield might restrict significant appreciation, making it an average choice for a buy-and-hold strategy.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at a concerning 50/100, there is a significant risk that fluctuations in local economic conditions could lead to vacancy issues and potential revenue loss.
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