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, 0-bathroom apartment of 90 m² on the 8th floor, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features an independent office space, ideal for remote work, and benefits from dual exposure, maximizing natural light throughout the day.
The valuation. The asking price of €320,000 sits €20,156 or 6.7% above the fair value of €299,844, indicating that the property is fairly priced given its condition and location.
Fair value modelled at €299,844 from 6 comparable sales in the area. Asking €320,000 sits €20,156 (6.7%) above — overpriced versus fair value.
Asking €320,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €270,406 (€3,005/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €270,406, adjusted for condition and micro-location, gives a modelled fair value of €299,844 (€3,332/m²), a €20,156 (6.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · c498ef | Subject | €320,000 | €3,556 | — | 58 | 50 |
| rua dos Comediantes, 3 | Active | €295,000 | €3,734 | 5.0% | 70 | 52 |
| rua Camilo Castelo Branco, 136 | Active | €259,000 | €3,453 | 2.9% | 52 | 50 |
| avenida Infante Dom Henrique, 22 | Active | €185,000 | €2,467 | 30.6% | 60 | 57 |
| Setúbal (São Sebastião) · 8006a1 | Active | €260,000 | €3,210 | 9.7% | 65 | 41 |
| Median comp | €259,500 | €3,332 | 6.3% | 63 | 51 |
Long-term rental The property offers a gross yield of 2.7%, which is aligned with the current market conditions in Setúbal. Given the fair valuation of €299,844 and the gap to the listing price of €320,000 being 6.7%, it is sensible for long-term rental but without significant room for appreciation. Family rental With a neighborhood rating of 50/100 and housing conditions at 61/100, this apartment caters reasonably well to families seeking stable, long-term residences. However, the modest yield combined with a fair valuation suggests it may not be an exceptional investment for family-oriented rentals. Buy-and-hold Considering the property is fairly valued at €299,844 compared to the listing price, it presents a low-risk opportunity for investor holding strategies. However, the overall economic factors and modest neighborhood ratings indicate potential limitations on capital growth over time.
Economic Volatility Risk With an economic stability score of 40/100, there is a significant risk of economic downturns adversely affecting tenant turnover and rental income stability.
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