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.
3-bedroom, 2-bathroom apartment of 95 m² on the 1st floor, energy rating C. Located on avenida Nuno Álvares, 8, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features a spacious entrance hall that enhances accessibility and flows effortlessly into the living spaces, complemented by recently repaired and painted façades for a refreshed exterior.
The valuation. The asking price of €295,000 sits €30,488 (9.4%) below the fair value of €325,488, indicating that the property is priced fairly. This current valuation suggests a solid opportunity with minimal risk of overvaluation.
Fair value modelled at €325,488 from 6 comparable sales in the area. Asking €295,000 sits €30,488 (9.4%) below — the upside to fair value.
Asking €295,000 versus the avenida Nuno Álvares, 8 area baseline of €261,891 (€2,757/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €261,891, adjusted for condition and micro-location, gives a modelled fair value of €325,488 (€3,426/m²), a €30,488 (9.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Nuno Álvares, 8 | Subject | €295,000 | €3,105 | — | 80 | 55 |
| praceta Afonso de Paiva | Active | €340,000 | €3,400 | 9.5% | 70 | 42 |
| praceta Professora Virgínia Rau, 8 | Active | €280,000 | €3,111 | 0.2% | 72 | 46 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 28.0% | 75 | 48 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 11.2% | 75 | 57 |
| Median comp | €310,000 | €3,426 | 10.3% | 74 | 47 |
Buy-and-hold This property presents a stable buy-and-hold opportunity with a gross yield of 3.9%, which reflects its current fair valuation of €295,000. Investors can benefit from gradual property appreciation in the long-term, despite the neighborhood rating of 55/100 suggesting limited immediate tenant demand. Long-term rental Potential for long-term rental income exists, but the neighborhood's 55/100 rating may pose challenges in attracting quality tenants consistently. While the rental yield is acceptable at 3.9%, the fair market value indicates that the property is priced appropriately rather than as a discount. Value-add renovation A moderate renovation, considering the 78/100 condition score, may enhance property value and attract higher-quality tenants in the long-term rental market. However, the property's current fair valuation suggests there is limited immediate financial upside in pursuing extensive value-add strategies, as it is priced fairly. Not ideal for While the property is not well-suited for short-term vacation rentals, student housing, or the luxury market, it offers a reliable investment for traditional rental purposes with reasonable returns. The rural context of the Alentejo region challenges the feasibility of catering to these alternative sectors effectively.
Economic volatility risk The property has a low economic stability score of 45/100, indicating potential fluctuations in market conditions that could affect rental income and value.
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