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 85 m² on the 1st floor, built in 1994, energy rating D. Located on praceta João Soares, 2, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features a bright living room with dual balconies and a functional pantry, enhancing both sunlight and storage space for everyday living.
The valuation. The asking price of €235,000 is well below the fair value of €276,862, indicating a discrepancy of €41,862 (15.1%). This property is subpriced, providing a compelling opportunity for potential investors.
Fair value modelled at €276,862 from 6 comparable sales in the area. Asking €235,000 sits €41,862 (15.1%) below — the upside to fair value.
Asking €235,000 versus the praceta João Soares, 2 area baseline of €230,027 (€2,706/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €230,027, adjusted for condition and micro-location, gives a modelled fair value of €276,862 (€3,257/m²), a €41,862 (15.1%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta João Soares, 2 | Subject | €235,000 | €2,765 | — | 70 | 54 |
| rua Fernão Lopes, 12 | Active | €264,900 | €3,116 | 12.7% | 72 | 53 |
| Setúbal (São Sebastião) · 261e60 | Active | €249,000 | €3,152 | 14.0% | 70 | 48 |
| Setúbal (São Sebastião) · f360c5 | Active | €275,000 | €3,438 | 24.3% | 70 | 63 |
| Setúbal (São Sebastião) · 3750c3 | Active | €260,000 | €2,826 | 2.2% | 70 | 58 |
| Median comp | €262,450 | €3,134 | 13.4% | 70 | 56 |
Long-term rental With a fair value of €276,862 and a listing price of €235,000, the property presents a compelling long-term rental opportunity due to its 15.1% gap from fair value. The gross yield of 3.3% reflects a stable return, albeit in a rural setting with moderate housing demand. Buy-and-hold The property’s listing at €235,000 suggests potential for appreciation over time, especially with its fair value indicating an upside of 15.1%. While the 72/100 condition score indicates decent livability, the moderate neighbourhood score of 54/100 suggests that long-term investments may fare better as the local market redefines itself over time.
[Economic Viability Risk] The property faces significant economic viability risks with a low economic stability score of 40/100, indicating potential challenges in sustaining tenant demand and 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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