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 house of 120 m², built in 1977, energy rating E. Located on rua Serra de São Luís, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Highlighted Feature: The attic space provides a versatile opportunity for additional living area or storage, enhancing the property's functionality beyond its current layout.
The valuation. The asking price of €282,500 is slightly above the fair value of €280,308 by €2,192 (0.8%). This indicates the property is fairly priced and presents a reasonable investment opportunity.
Fair value modelled at €280,308 from 6 comparable sales in the area. Asking €282,500 sits €2,192 (0.8%) above — overpriced versus fair value.
Asking €282,500 versus the rua Serra de São Luís area baseline of €218,955 (€1,825/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €218,955, adjusted for condition and micro-location, gives a modelled fair value of €280,308 (€2,336/m²), a €2,192 (0.8%) gap versus the €282,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Serra de São Luís | Subject | €282,500 | €2,354 | — | 68 | 57 |
| avenida Soeiro Pereira Gomes | Active | €304,000 | €2,338 | 0.7% | 70 | 60 |
| Setúbal (São Sebastião) · 6d558b | Active | €249,000 | €3,609 | 53.3% | 80 | 47 |
| Setúbal (São Sebastião) · 162606 | Active | €285,000 | €2,822 | 19.9% | 68 | 56 |
| rua Formosa de Praias do Sado, 8N | Active | €280,000 | €2,333 | 0.9% | 58 | 50 |
| Median comp | €282,500 | €2,580 | 9.6% | 69 | 53 |
Long-term rental The property offers a gross yield of 4.5%, which aligns well with the current market expectations for long-term rentals in Setúbal. The house's condition at 71/100 indicates that while it may require some updates, it is still viable for stable rental income within the local housing market. Buy-and-hold Given the fair value assessment of €280,308, this property is priced at a slight premium of 0.8%, indicating it is reasonably positioned for long-term value retention. Although the neighbourhood score of 57/100 suggests some limitations in amenities and tenant quality, the proximity to economic opportunities in Setúbal might sustain property value over time.
Economic and tenant instability risk The property has both economic and tenant stability scores of 60/100, indicating potential vulnerability to fluctuations in the local economy and tenant turnover, which may affect rental income reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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