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 4th floor, built in 1982, energy rating D. Located on rua Bombeiros de Setúbal, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a bright, open space that seamlessly integrates the kitchen and living room, while the balcony offers a tranquil outdoor retreat in an urban setting.
The valuation. The asking price of €249,000 is notably below the fair value of €288,664, indicating an opportunity at a discount of €39,664 (13.7%). This results in a potential acquisition advantage for investors seeking value. Buy-to-flip angle. The buy-to-flip strategy could capitalize on the 69/100 condition rating, where slight renovations may enhance appeal and resale value. Flipping this property can attract buyers seeking modern amenities in a rustic setting. Buy-to-let angle. With a gross yield of 4% and an estimated rental income of €830/month, this property presents a solid buy-to-let investment. Long-term rentals in a mixed neighborhood can ensure consistent cash flow despite peripheral location challenges.
Fair value modelled at €288,664 from 6 comparable sales in the area. Asking €249,000 sits €39,664 (13.7%) below — the upside to fair value.
Asking €249,000 versus the rua Bombeiros de Setúbal area baseline of €253,505 (€3,426/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €253,505, adjusted for condition and micro-location, gives a modelled fair value of €288,664 (€3,901/m²), a €39,664 (13.7%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bombeiros de Setúbal | Subject | €249,000 | €3,365 | — | 70 | 59 |
| rua da Electricidade, 11 | Active | €271,000 | €4,169 | 23.9% | 62 | 50 |
| rua Tratado de Tordesilhas | Active | €250,000 | €3,086 | 8.3% | 68 | 45 |
| Setúbal (São Sebastião) · 468026 | Active | €235,000 | €2,938 | 12.7% | 72 | 49 |
| rua Mormugão | Active | €270,000 | €3,750 | 11.4% | 65 | 49 |
| Median comp | €260,000 | €3,418 | 1.6% | 67 | 49 |
Long-term rental The 2-bed apartment in Setúbal offers an attractive opportunity for long-term rental, given its fair value of €288,664 and the asking price of €249,000, which creates a gap of 13.7%. With a gross yield of 4%, this property provides a solid return potential, despite its rural location and somewhat peripheral characteristics. Buy-and-hold Acquiring this property as a buy-and-hold investment is a strategic choice, as it is currently subvalorizada compared to its fair value. Long-term appreciation could be realized, especially if the local economy improves and tenant demand increases over time in the region of Setúbal.
Economic and Tenant Instability The combined scores of 55 for economic stability and 60 for tenant stability suggest potential challenges, as lower scores indicate a risk of decreased demand and higher vacancy rates in the property market.
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