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 110 m² on the 3rd floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features a newly renovated entrance and a closed balcony in one of the bedrooms, enhancing both aesthetics and functionality while maximizing the living space.
The valuation. The asking price of €295,000 is positioned 10.0% above the fair value of €268,182, indicating it is fairly priced with a small premium. This suggests a balanced expectation for buyer negotiation without significant price distortion.
Fair value modelled at €268,182 from 3 comparable sales in the area. Asking €295,000 sits €26,818 (10.0%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €190,999 (€1,736/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €190,999, 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 |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 7cab5c | Subject | €295,000 | €2,682 | — | 80 | 49 |
| rua dos Quatro Caminhos | Active | €295,000 | €3,352 | 25.0% | 74 | 48 |
| 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% | 75 | 48 |
Long-term rental While the property has a fair value of €268,182, it is currently listed at €295,000, which suggests potential challenges in achieving an optimal return on investment. The 3.3% gross yield, combined with a neighborhood score of 49/100, indicates that while there is a tenant market, it may not yield strong demand in the long run due to limited urban influences. Family rental At a listing price of €295,000 and a fair value indication of €268,182, the property does not present a compelling value for families seeking rental accommodation. Although the condition score of 79/100 suggests good quality, the peripheral location and moderate neighborhood amenities could deter family renters from pursuing this option extensively.
Economic Vulnerability The economic stability score of 35/100 indicates a high risk of market fluctuations negatively impacting property value 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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