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, energy rating F. Located on rua Gil Eanes, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment boasts a south-facing orientation providing stunning sea views, an inviting closed balcony in one of the bedrooms, and high-end kitchen appliances for modern living.
The valuation. The asking price of €295,000 is slightly below the fair value of €312,037, indicating a small discount of €17,037 (5.5%). Overall, the property is assessed as fairly priced. Buy-to-flip angle. The buy-to-flip strategy could capitalize on the apartment's modern fixtures and desirable location, aiming for a quick resale at a higher price after minor aesthetic updates. Buy-to-let angle. With an estimated rental income of €836/month, the gross yield stands at 3.4%, making it an appealing option for long-term rentals focused on family tenants in the area.
Fair value modelled at €312,037 from 2 comparable sales in the area. Asking €295,000 sits €17,037 (5.5%) below — the upside to fair value.
Asking €295,000 versus the rua Gil Eanes area baseline of €248,388 (€2,823/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 €248,388, adjusted for condition and micro-location, gives a modelled fair value of €312,037 (€3,546/m²), a €17,037 (5.5%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €295,000 | €3,352 | — | 78 | 46 |
| Setúbal (São Sebastião) · 80028a | Active | €295,000 | €3,105 | 7.4% | 75 | 51 |
| Setúbal (São Sebastião) · 0c04e9 | Active | €295,000 | €3,986 | 18.9% | 80 | 55 |
| Median comp | €295,000 | €3,546 | 5.8% | 78 | 53 |
Long-term rental This 2-bed apartment in Setúbal presents a gross yield of 3.4%, aligning with its fair valuation, indicating stability in rental income. However, with a neighbourhood quality rating of 46/100, long-term tenant demand may be limited, potentially affecting occupancy rates. Buy-and-hold The mixed conditions of the property, scoring 81/100 in condition, suggest it can maintain its value over time, despite a fair valuation of €295,000. An appreciation strategy should consider the modest growth potential, supported by the current fair value closely related to market conditions. Family rental This property offers a viable option for family rentals given its 88m² space and reasonable gross yield of 3.4%. Nevertheless, the neighbourhood's low quality rating may impede attracting long-term family tenants, suggesting a cautious approach to rental pricing. Not ideal for short-term vacation rental The proximity to a rural area limits appeal for short-term vacation rentals, despite the property being listed at a fair value. With its current valuation and neighbourhood quality, prospective returns in this strategy may not justify the investment. Not ideal for student housing The property’s rural setting and low neighbourhood rating make it an unsuitable choice for student housing, despite seemingly competitive pricing. With the property valued fairly, the likelihood of reliable tenant demand is questionable in this context. Not ideal for luxury market Listing this apartment in the luxury market does not align with the property’s condition and neighbourhood quality ratings. Given its fair valuation, pursuing this strategy may not attract the high-end clientele necessary for success.
Low Economic and Tenant Stability The economic stability score of 40/100 indicates high vulnerability to market fluctuations, while a tenant stability score of 55/100 suggests potential difficulty in maintaining consistent occupancy rates, heightening investment risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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