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 74 m², energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The open-plan kitchen features high-end appliances and a spacious living area illuminated by recessed LED lights, while the sunroom balcony offers unobstructed views for relaxation.
The valuation. The asking price of €295,000 sits €48,325 (19.6%) above the fair value of €246,675, making this property overpriced according to market standards. This discrepancy raises concerns for potential investors.
Fair value modelled at €246,675 from 6 comparable sales in the area. Asking €295,000 sits €48,325 (19.6%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €196,907 (€2,661/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €196,907, adjusted for condition and micro-location, gives a modelled fair value of €246,675 (€3,333/m²), a €48,325 (19.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0c04e9 | Subject | €295,000 | €3,986 | — | 80 | 55 |
| Setúbal (São Sebastião) · 5b8675 | Active | €295,000 | €3,315 | 16.9% | 79 | 47 |
| rua Gil Eanes | Active | €295,000 | €3,352 | 15.9% | 78 | 50 |
| Setúbal (São Sebastião) · 80028a | Active | €295,000 | €3,105 | 22.1% | 75 | 51 |
| Setúbal (São Sebastião) · 5b88f0 | Active | €295,000 | €3,352 | 15.9% | 82 | 49 |
| Median comp | €295,000 | €3,334 | 16.4% | 79 | 50 |
Long-term rental Given the €295,000 asking price, which is 19.6% above the fair value of €246,675, this property is positioned unfavorably for long-term rental opportunities. The gross yield of 3.2% does not justify the high entry price, especially in a neighborhood with a moderate quality score of 55/100. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy appears imprudent given its substantial overpricing relative to the fair market value. With a condition rating of 78/100 and an economic environment characterized by limited transport and employment diversity, the potential for value appreciation is diminished. Value-add renovation Although incorporating a value-add renovation strategy could enhance the property’s appeal, the current valuation at €295,000 renders it an unwise investment. The potential renovations may not sufficiently bridge the gap to fair value, given that local tenant quality and neighborhood attributes are lacking. Not ideal for: Luxury market, Short-term vacation rental, Student housing
Low tenant retention risk With a tenant stability score of 50/100, there is a potential risk of high tenant turnover and associated costs in vacancy and leasing.
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