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. This property features a sunroom providing additional living space and a spacious 20 m² storage room in the basement, enhancing functionality and organization.
The valuation. The asking price of €295,000 sits €26,818 (10.0%) above the fair value of €268,182, indicating the property is priced fairly within the current market conditions.
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 rua Gil Eanes area baseline of €184,319 (€1,676/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 €184,319, 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 | — | 75 | 45 |
| 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 The current yield of 3.1% gross suggests that while the investment might provide a steady return, it isn't particularly lucrative given the property's fair value of €268,182 compared to the listing price of €295,000. Additionally, the location's limited access to amenities and employment hubs may constrain tenant quality and retention in the long term. Buy-and-hold This property presents a fair value situation, but potential long-term appreciation could be limited due to its rural setting and low neighbourhood rating of 45/100. Investors should carefully consider that the price of €295,000 is approximately 10% above the assessed fair value, impacting overall returns.
High Vacancy Risk The economic stability score of 35/100 suggests a weak local economy, which, combined with a tenant stability score of 50/100, indicates a higher likelihood of tenant turnover and prolonged vacancies affecting 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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