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. This third-floor apartment boasts a private balcony and a storage room in the basement, enhancing convenience and outdoor living in the heart of Setúbal.
The valuation. The asking price of €295,000 sits €17,037 (5.5%) below the fair value of €312,037, indicating that the property is fairly priced within the current market conditions.
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 Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €253,598 (€2,882/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 €253,598, 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 |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · c179f9 | Subject | €295,000 | €3,352 | — | 75 | 44 |
| Setúbal (São Sebastião) · 0c04e9 | Active | €295,000 | €3,986 | 18.9% | 80 | 55 |
| Setúbal (São Sebastião) · 80028a | Active | €295,000 | €3,105 | 7.4% | 75 | 51 |
| Median comp | €295,000 | €3,546 | 5.8% | 78 | 53 |
Long-term rental The property offers a competitive gross yield of 3.3%, making it a stable investment for long-term rental, despite the fair value gap of 5.5%. However, the modest neighborhood rating of 44/100 suggests potential tenant demographics may not be as favorable, impacting rentability. Buy-and-hold This property aligns with a buy-and-hold strategy thanks to its valuation being fair at €295,000, just slightly below the fair value of €312,037. Given the rural nature of the area, the investment may appreciate over time, but the limited local amenities could affect long-term desirability.
High Tenant Turnover Risk The tenant stability score of 55/100 indicates a potentially unstable rental market, raising concerns about high tenant turnover and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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