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 88 m² on the 3rd floor, energy rating F. Located on rua Bartolomeu Dias, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Property Features: The apartment boasts breathtaking views of the Sado River and Troia, complemented by abundant natural light from every room's tilt-and-turn windows with shutters.
The valuation. The asking price of €295,000 sits €35,400 (13.6%) above the fair value of €259,600. This property is overpriced, reflecting a valuation that does not align with its market fundamentals.
Fair value modelled at €259,600 from 1 comparable sales in the area. Asking €295,000 sits €35,400 (13.6%) above — overpriced versus fair value.
Asking €295,000 versus the rua Bartolomeu Dias area baseline of €185,434 (€2,107/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €185,434, adjusted for condition and micro-location, gives a modelled fair value of €259,600 (€2,950/m²), a €35,400 (13.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Dias | Subject | €295,000 | €3,352 | — | 80 | 47 |
| Setúbal (São Sebastião) · a46768 | Active | €295,000 | €2,950 | 12.0% | 85 | 50 |
| Median comp | €295,000 | €2,950 | 12.0% | 85 | 50 |
Long-term rental The property presents a gross yield of only 3.3%, which is incongruent with its overpriced listing of €295,000 compared to the fair value of €259,600. Given the limited economic activities beyond agriculture in Setúbal, attracting consistent long-term tenants may prove challenging in this rural area. Buy-and-hold While the property is in good condition with an 86/100 rating, the combination of its 13.6% gap from fair value and an unimpressive neighborhood rating of 47/100 suggests that long-term appreciation is unlikely. Investing in this property as a buy-and-hold may not yield the desired returns, especially considering its overpriced status at €295,000. Not ideal for short-term vacation rental, luxury market, student housing Market dynamics in Setúbal do not support short-term vacation rentals or luxury accommodations, as evidenced by its rural nature and limited amenities. Furthermore, student housing is not viable due to the lack of economic diversity and tenant quality in the area.
Increased Vacancy Risk The low economic stability score of 45/100 combined with a tenant stability score of only 55/100 suggests a heightened likelihood of vacancies and transient tenants, which could impact 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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