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.
3-bedroom, 2-bathroom penthouse of 89 m², built in 1978, energy rating C. Located on rua Barrocas, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This penthouse features an expansive 142m² terrace that offers stunning views of the Sado River, ideal for outdoor entertaining and relaxation with unparalleled scenery.
The valuation. The asking price of €395,000 is significantly above the fair value of €304,931, resulting in an overpricing of €90,069 or 29.5%. This indicates that the property may not be a viable investment at its current price.
Fair value modelled at €304,931 from 6 comparable sales in the area. Asking €395,000 sits €90,069 (29.5%) above — overpriced versus fair value.
Asking €395,000 versus the rua Barrocas area baseline of €246,784 (€2,773/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €246,784, adjusted for condition and micro-location, gives a modelled fair value of €304,931 (€3,426/m²), a €90,069 (29.5%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Barrocas | Subject | €395,000 | €4,438 | — | 72 | 55 |
| rua Barrocas, 38 | Active | €405,000 | €4,551 | 2.5% | 72 | 55 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 22.2% | 75 | 57 |
| Setúbal (São Sebastião) · 15e293 | Active | €259,900 | €3,022 | 31.9% | 72 | 55 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 29.9% | 68 | 55 |
| Median comp | €286,500 | €3,281 | 26.1% | 72 | 55 |
Long-term rental The 3-bed penthouse in Setúbal is overpriced at €395,000, which is significantly above the fair value of €304,931, creating a 29.5% gap. This high asking price results in a low gross yield of 2.8%, making it less attractive for long-term rental investment in an area with a less than favorable neighbourhood rating of 55/100. Buy-and-hold Investing in this property as a buy-and-hold strategy does not align with its current price, as it is 29.5% over fair value, leading to suboptimal returns. The combination of a low yield of 2.8% and an overall condition score of 77/100 suggests that the potential for appreciation is minimal, especially given the agricultural influence in the region that may limit growth prospects.
Economic fluctuation risk The combined economic stability score of 50/100 indicates potential susceptibility to market downturns, which could affect tenant retention given the tenant stability score of 60/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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