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 47 m² on the 1st floor, energy rating F. Located on rua Francisco José Mota, 27, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a unique attic space currently designed with two additional rooms, enhancing versatility as a home office or guest area in the historic center of Setúbal.
The valuation. The asking price of €280,000 is significantly above the fair value of €157,557, marking an overvaluation of €122,443 or 77.7%. This property is priced too high for its true market worth.
Fair value modelled at €157,557 from 6 comparable sales in the area. Asking €280,000 sits €122,443 (77.7%) above — overpriced versus fair value.
Asking €280,000 versus the rua Francisco José Mota, 27 area baseline of €123,958 (€2,637/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €123,958, adjusted for condition and micro-location, gives a modelled fair value of €157,557 (€3,352/m²), a €122,443 (77.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco José Mota, 27 | Subject | €280,000 | €5,957 | — | 82 | 50 |
| Setúbal (São Sebastião) · a46619 | Active | €295,000 | €3,207 | 46.2% | 82 | 56 |
| Setúbal (São Sebastião) · 5b87ac | Active | €295,000 | €3,391 | 43.1% | 80 | 41 |
| Setúbal (São Sebastião) · 0c051e | Active | €295,000 | €3,315 | 44.4% | 80 | 41 |
| Setúbal (São Sebastião) · 7caac8 | Active | €295,000 | €3,430 | 42.4% | 80 | 54 |
| Median comp | €295,000 | €3,353 | 43.7% | 80 | 48 |
Long-term rental The property is significantly overpriced with a gap of 77.7% compared to its fair value of €157,557, making it an unattractive option for long-term rental investments. The gross yield of 3.4% does not justify the elevated purchase price given the neighborhood's moderate economic activity. Buy-and-hold Investing in this property on a buy-and-hold basis is inadvisable due to its current price being 77.7% over fair value, which limits long-term capital appreciation potential. With an 80/100 condition score but a mediocre neighborhood rating of 50/100, the risk does not align with the expected return on investment. Not ideal for short-term rental The property is not suitable for short-term rental due to its significant overvaluation, which compromises potential profitability in a market with modest demand. The local amenities and tenant quality have not shown characteristics favorable for this type of investment strategy. Not ideal for luxury market Entering the luxury market with this overpriced property is inappropriate, as the gap to fair value indicates misalignment with typical luxury buyer expectations. The presence of moderate economic activity in the neighborhood further diminishes its appeal for luxury market positioning.
Economic Volatility Risk The property has a low economic stability score of 55/100, indicating potential fluctuations in income levels that could impact returns. Tenant Turnover Risk With a tenant stability score of 45/100, there is a significant risk of high tenant turnover, which can lead to increased vacancy rates and lost rental income.
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