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 87 m², energy rating C. Located on avenida Jaime Cortesão, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a spacious kitchen designed for both family gatherings and daily use, complemented by modern finishes and abundant natural light throughout the home.
The valuation. The asking price of €278,000 is €53,662 (16.2%) below the fair value of €331,662, indicating that the property is underpriced compared to market expectations.
Fair value modelled at €331,662 from 6 comparable sales in the area. Asking €278,000 sits €53,662 (16.2%) below — the upside to fair value.
Asking €278,000 versus the avenida Jaime Cortesão area baseline of €268,702 (€3,089/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 €268,702, adjusted for condition and micro-location, gives a modelled fair value of €331,662 (€3,812/m²), a €53,662 (16.2%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Jaime Cortesão | Subject | €278,000 | €3,195 | — | 80 | 41 |
| rua Fernando Santos, 17 | Active | €310,000 | €4,133 | 29.4% | 75 | 61 |
| avenida das Descobertas, 10 | Active | €295,000 | €3,512 | 9.9% | 75 | 38 |
| praceta António Enes | Active | €290,000 | €3,494 | 9.3% | 75 | 49 |
| rua Cidade da Beira | Active | €329,000 | €4,113 | 28.7% | 78 | 61 |
| Median comp | €302,500 | €3,813 | 19.3% | 75 | 55 |
Long-term rental This property represents an appealing opportunity for long-term rental, with its 3.9% gross yield providing a steady income stream in an expanding market. The combination of a favorable price relative to its fair value and a solid condition rating of 80/100 supports the potential for consistent tenant interest. Value-add renovation The 16.2% gap between the listing price and fair value indicates potential upside through strategic renovations, which can enhance both tenant appeal and value. Given the current condition rating of 80/100, targeted improvements can effectively capitalize on the economic momentum in the Setúbal region. Buy-and-hold Acquiring this apartment as a buy-and-hold investment aligns well with the positive outlook given its favorable pricing strategy compared to fair value. The existing yield of 3.9% coupled with the potential for appreciation through market development makes it a prudent long-term asset. Not ideal for short-term vacation rental The property's peripheral location near industrial activity diminishes its suitability for short-term vacation rentals, likely affecting demand. The neighborhood’s low score of 41/100 further indicates limited appeal to short-term tenants seeking leisure-oriented accommodations. Not ideal for luxury market This apartment falls outside the luxury market segment, as evidenced by its modest valuation and lower neighborhood rating. As a result, pursuing a luxury repositioning strategy would likely be misaligned with the current market dynamics in Setúbal.
Economic downturn risk With an economic stability score of 45/100 and tenant stability at 40/100, there is a significant risk of economic downturn impacting rental income and increasing vacancy rates.
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