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 89 m² on the 3rd floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a versatile sunroom that maximizes natural light and can serve multiple functions such as laundry or additional storage, enhancing daily living comfort.
The valuation. The asking price of €295,000 is only 2.2% below the fair value of €301,782, indicating a fair valuation for this 2-bed, 2-bath apartment. Investors can feel confident in the price's alignment with the market.
Fair value modelled at €301,782 from 3 comparable sales in the area. Asking €295,000 sits €6,782 (2.2%) below — the upside to fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €233,179 (€2,620/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €233,179, adjusted for condition and micro-location, gives a modelled fair value of €301,782 (€3,391/m²), a €6,782 (2.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0c051e | Subject | €295,000 | €3,315 | — | 80 | 41 |
| Setúbal (São Sebastião) · 7caac8 | Active | €295,000 | €3,430 | 3.5% | 80 | 54 |
| Setúbal (São Sebastião) · 5b87ac | Active | €295,000 | €3,391 | 2.3% | 80 | 41 |
| Setúbal (São Sebastião) · a46619 | Active | €295,000 | €3,207 | 3.3% | 82 | 56 |
| Median comp | €295,000 | €3,391 | 2.3% | 80 | 54 |
Long-term rental The property is in a location with limited urban infrastructure, which may impact tenant attraction and retention, leading to a modest 3.3% gross yield. Given the fair valuation of €295,000 compared to the fair value of €301,782, investors should exercise caution as the income potential aligns with market expectations but reflects limited growth prospects. Buy-and-hold While the property is fairly priced at €295,000, the rural characteristics and low neighbourhood rating of 41/100 indicate potential challenges in long-term appreciation. Investors should consider the stagnant environment driven by an agricultural economy, which could limit future value growth despite the property's acceptable condition score of 83/100.
Economic Instability Risk The low economic stability score of 35/100 indicates a heightened risk of market fluctuations that could adversely affect property values and rental demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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