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 110 m² on the 3rd floor, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment offers direct access to a sunroom from one bedroom, enhancing natural light and flexibility in space usage, along with a substantial 20 m² storage area.
The valuation. The asking price of €295,000 sits €26,818 (10.0%) above the fair value of €268,182. This property is thus assessed as fair, indicating a reasonable market position. Buy-to-flip angle. The buy-to-flip strategy could involve renovating the apartment to enhance its market appeal, targeting a profitable resale at a higher price point after improvements. Buy-to-let angle. With an estimated rental income of €860/month, the gross yield stands at 3.5%, making it a viable option for long-term family rentals in the mixed neighbourhood of Setúbal.
Fair value modelled at €268,182 from 1 comparable sales in the area. Asking €295,000 sits €26,818 (10.0%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €177,068 (€1,610/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €177,068, adjusted for condition and micro-location, gives a modelled fair value of €268,182 (€2,438/m²), a €26,818 (10.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 0c05c3 | Subject | €295,000 | €2,682 | — | 80 | 50 |
| praceta Cabo da Boa Esperança | Active | €295,000 | €2,438 | 9.1% | 80 | 51 |
| Median comp | €295,000 | €2,438 | 9.1% | 80 | 51 |
Long-term rental This property demonstrates a fair valuation at €295,000, slightly above the fair value of €268,182, leading to a modest yield of 3.5%. The limited access to major cities in Setúbal results in a tenant pool that may be less diverse, impacting long-term rental demand. Family rental Valued fairly, the apartment's proximity to family-oriented amenities is limited, which may affect interest from families looking for longer-term housing. The established rent yield of 3.5% suggests a predictable return, although tenant demand may be lukewarm in a small town environment. Buy-and-hold With a fair market price of €295,000 and a gross yield of 3.5%, this investment may provide stable cash flow in a holding strategy. However, the 50/100 neighbourhood rating indicates that potential appreciation may be constrained, necessitating a cautious approach to long-term gains.
Economic Vulnerability The economic stability score of 45/100 indicates a significant risk of financial downturns impacting rental income and property values. Tenant Instability With a tenant stability score of 50/100, there is a moderate risk of high turnover and vacancies affecting cash flow and overall investment security.
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