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 66 m² on the 1st floor, built in 1969, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment boasts a recently remodeled interior in 2023, featuring high-quality finishes and a balcony offering scenic views of the city and Serra da Arrábida.
The valuation. The asking price of €258,000 sits €25,298 (10.9%) above the fair value of €232,702, indicating that the property is overpriced. This discrepancy suggests caution for potential buyers looking for a solid investment. Buy-to-flip angle. The strategy for resale involves renovating the already high-quality finishing to maximize appeal, aiming for a quick sale at a competitive price given the current market dynamics. Buy-to-let angle. With an estimated monthly rental income of €860, the gross yield is around 4%, making it a viable option for long-term family rentals despite the neighborhood's mixed rating.
Fair value modelled at €232,702 from 6 comparable sales in the area. Asking €258,000 sits €25,298 (10.9%) above — overpriced versus fair value.
Asking €258,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €185,079 (€2,804/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €185,079, adjusted for condition and micro-location, gives a modelled fair value of €232,702 (€3,526/m²), a €25,298 (10.9%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 53cd4f | Subject | €258,000 | €3,909 | — | 78 | 54 |
| rua Doutor Luís Teixeira de Macedo e Castro, 12 | Active | €235,000 | €4,052 | 3.6% | 79 | 56 |
| rua Almeida Garrett, 37 | Active | €289,000 | €3,440 | 12.0% | 79 | 50 |
| avenida Luísa Todi | Active | €265,000 | €3,232 | 17.3% | 75 | 54 |
| praceta José Maria da Silva | Active | €315,000 | €4,565 | 16.8% | 74 | 53 |
| Median comp | €277,000 | €3,746 | 4.2% | 77 | 54 |
Long-term rental A 4% gross yield may seem attractive; however, the property is overpriced at €258,000, above the fair value of €232,702. The limitations of the peripheral location, combined with a neighbourhood score of 54/100, suggest that long-term tenants may demand lower rental prices. Family rental While family rentals often benefit from stability, the €258,000 asking price for this apartment is 10.9% above its fair value of €232,702, putting it in a less favorable position for prospective renters. The rural amenities and car-dependency factor could deter families from choosing this property in a competitive market.
Tenant turnover risk The tenant stability score of 60/100 indicates a moderate risk of tenant turnover, which may lead to increased vacancy rates and costs associated with finding new tenants.
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