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 61 m² on the 1st floor, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Feature: This apartment includes a closed sunroom, providing versatile space that can be utilized for laundry or additional storage, enhancing its functionality beyond standard living areas.
The valuation. The asking price of €247,500 is significantly above the fair value of €222,079, marking an overvaluation of €25,421 (11.4%). This indicates that buyers should exercise caution as the property is priced higher than its worth.
Fair value modelled at €222,079 from 6 comparable sales in the area. Asking €247,500 sits €25,421 (11.4%) above — overpriced versus fair value.
Asking €247,500 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €184,872 (€3,031/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €184,872, adjusted for condition and micro-location, gives a modelled fair value of €222,079 (€3,641/m²), a €25,421 (11.4%) gap versus the €247,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 33bc7c | Subject | €247,500 | €4,057 | — | 76 | 48 |
| rua do Mirante | Active | €279,000 | €3,623 | 10.7% | 74 | 42 |
| rua Jardim de São Bernardo | Active | €278,000 | €3,271 | 19.4% | 72 | 48 |
| rua João Maria Jales | Active | €289,900 | €3,052 | 24.8% | 72 | 55 |
| Setúbal (São Sebastião) · 800342 | Active | €249,000 | €3,773 | 7.0% | 70 | 47 |
| Median comp | €278,500 | €3,447 | 15.0% | 72 | 48 |
Buy-and-hold This 2-bed apartment in Setúbal is priced at €247,500, which is 11.4% above its fair value of €222,079, indicating it is overpriced in the current market. Given its low yield of 3.4% and the rural setting with limited urban access, long-term appreciation prospects appear limited despite the buy-and-hold strategy typically focusing on value over time. Value-add renovation The property’s condition rating of 75/100 offers some potential for improvement, but at its current price point, it remains overpriced relative to its fair value. Any renovation efforts would need to significantly enhance the property’s appeal to attract tenants in a neighborhood that scores only 48/100, which could be challenging. Not ideal for the luxury market, this apartment’s pricing and location do not support a high-end investment narrative, limiting its attractiveness for affluent buyers. Additionally, as a short-term vacation rental, the property’s capacity to generate demand is constrained by its rural setting and economic limitations in the area, further verifying that it is overpriced.
Economic Vulnerability The property's economic stability score of 35/100 indicates a significant risk of market fluctuations that could lead to reduced tenant demand and potential vacancy issues.
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