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 88 m² on the 3rd floor, built in 1989, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Property Features: This apartment's enclosed balcony offers excellent versatility, functioning as a potential laundry area or supplementary space, enhancing overall utility and natural light throughout the home.
The valuation. The asking price of €295,000 is considerably above its fair value of €259,600, reflecting an overvaluation of €35,400 or 13.6%. This pricing suggests limited financial incentive for prospective buyers.
Fair value modelled at €259,600 from 1 comparable sales in the area. Asking €295,000 sits €35,400 (13.6%) above — overpriced versus fair value.
Asking €295,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €186,927 (€2,124/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 €186,927, adjusted for condition and micro-location, gives a modelled fair value of €259,600 (€2,950/m²), a €35,400 (13.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 53cddb | Subject | €295,000 | €3,352 | — | 80 | 45 |
| Setúbal (São Sebastião) · a46768 | Active | €295,000 | €2,950 | 12.0% | 85 | 50 |
| Median comp | €295,000 | €2,950 | 12.0% | 85 | 50 |
Long-term rental The 2-bed apartment in Setúbal is priced at €295,000, which is 13.6% above its fair value of €259,600, indicating that it may not be the best choice for long-term rental investment. With a gross yield of only 3.4%, the property does not align with the standard expectations for attractive rental returns in the current market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable given its valuation of €295,000, which is higher than the fair value of €259,600, leading to a 13.6% premium that could hinder future appreciation. Additionally, the low-quality neighborhood rating of 45 out of 100 suggests limited potential for value growth over time.
Economic Viability Concerns The economic stability score of 35/100 indicates a high risk of economic downturns affecting tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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