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, built in 1986, energy rating F. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment features a closed balcony, offering versatile space for a home office or relaxation, as well as PVC windows with double glazing for enhanced thermal comfort.
The valuation. The asking price of €295,000 is significantly above the fair value of €259,600, resulting in an overvaluation of €35,400 (13.6%). This indicates that potential buyers may face challenges in justifying the investment.
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 €186,398 (€2,118/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €186,398, 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) · e553a6 | Subject | €295,000 | €3,352 | — | 90 | 48 |
| 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 property, currently listed at €295,000, exceeds the fair value of €259,600 by 13.6%, indicating an overpriced position that could affect renting returns. With a gross yield of 3.4%, the investment may not generate sufficient income relative to its cost. Value-add renovation While the apartment boasts a solid condition rating of 86/100, the 13.6% gap from fair value signals that substantial renovations would be necessary to justify the investment cost. Given the surrounding area has a low neighbourhood score of 48/100, potential renovations might not yield the desired increase in property value or appeal in this market.
Economic and Tenant Instability The property faces significant risk due to both economic stability and tenant stability scores being at a low 40/100, indicating potential issues in attracting and retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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