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 apartment of 81 m², built in 1998, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment boasts a private balcony and dedicated individual storage room, enhancing both outdoor enjoyment and practicality for residents.
The valuation. The asking price of €272,000 is slightly above the fair value of €265,750, representing a difference of €6,250 (2.4%). This property is assessed as fairly priced given its condition and the market context. Buy-to-flip angle. The resale strategy could focus on cosmetic updates to enhance appeal, thereby targeting a price point higher than the current asking price of €272,000 once minor renovations are completed. Buy-to-let angle. A long-term rental strategy is feasible with an estimated gross yield of 3.8%, generating approximately €861 per month, catering to families seeking stable accommodations in Setúbal.
Fair value modelled at €265,750 from 6 comparable sales in the area. Asking €272,000 sits €6,250 (2.4%) above — overpriced versus fair value.
Asking €272,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €221,156 (€2,730/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €221,156, adjusted for condition and micro-location, gives a modelled fair value of €265,750 (€3,281/m²), a €6,250 (2.4%) gap versus the €272,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0c05af | Subject | €272,000 | €3,358 | — | 74 | 47 |
| rua Bombeiros de Setúbal | Active | €249,000 | €3,365 | 0.2% | 70 | 59 |
| Setúbal (São Sebastião) · 439206 | Active | €260,000 | €3,291 | 2.0% | 75 | 46 |
| Setúbal (São Sebastião) · 800342 | Active | €249,000 | €3,773 | 12.3% | 70 | 47 |
| avenida Bento Jesus Caraça | Active | €219,500 | €3,228 | 3.9% | 70 | 59 |
| Median comp | €249,000 | €3,328 | 0.9% | 70 | 53 |
Long-term rental A long-term rental strategy could be moderately viable given the 3.8% gross yield, which reflects a stable, albeit limited, return on investment in a rural environment. However, the fair value at €265,750 and the neighborhood score of 47/100 indicate that tenant demand may be constrained, potentially affecting long-term profitability. Family rental The family rental market may appreciate from the current condition rating of 72/100, suggesting potential for improvements that could attract families seeking stable housing. Yet, with the property's current fair value and limited access to urban amenities, it may not generate significant demand from family renters in the area.
Low economic foundation The property is at risk due to a low economic stability score of 35/100, indicating potential vulnerability to economic downturns that could affect rental income.
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