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, 1-bathroom apartment of 80 m² on the 2nd floor, energy rating C. Located on rua da Luz, 7, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The apartment includes a well-preserved kitchen with modern appliances and strategically designed storage spaces, enhancing both functionality and aesthetic appeal in daily living.
The valuation. The asking price of €285,000 is €29,578 (11.6%) above the determined fair value of €255,422. This property is considered overpriced.
Fair value modelled at €255,422 from 6 comparable sales in the area. Asking €285,000 sits €29,578 (11.6%) above — overpriced versus fair value.
Asking €285,000 versus the rua da Luz, 7 area baseline of €208,498 (€2,606/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €208,498, adjusted for condition and micro-location, gives a modelled fair value of €255,422 (€3,193/m²), a €29,578 (11.6%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Luz, 7 | Subject | €285,000 | €3,563 | — | 72 | 41 |
| Setúbal (São Sebastião) · 53cd4f | Active | €258,000 | €3,909 | 9.7% | 78 | 54 |
| Setúbal (São Sebastião) · b3298d | Active | €295,000 | €2,810 | 21.1% | 75 | 50 |
| Setúbal (São Sebastião) · 3df61f | Active | €265,000 | €3,232 | 9.3% | 75 | 46 |
| Setúbal (São Sebastião) · 89e5b9 | Active | €479,000 | €4,355 | 22.2% | 74 | 52 |
| Median comp | €280,000 | €3,571 | 0.2% | 75 | 51 |
Long-term rental This property, with a gross yield of 2.9%, does not provide an attractive return on investment given its fair value of €255,422, reflecting that it is overpriced at €285,000. Additionally, the neighborhood's low rating of 41 out of 100 indicates potential challenges in attracting high-quality tenants for a stable long-term rental income. Buy-and-hold Holding this asset may not be wise as its current listing price exceeds its fair value by 11.6%, making it less appealing for a long-term investment strategy. The combination of a modest yield and a low neighborhood rating further suggests potential stagnation in property value growth. Value-add renovation While renovations could improve the condition rating of 75/100, the substantial listing price of €285,000 still positions this property as overpriced compared to its fair value. Investors may find that the costs of renovations do not sufficiently enhance the property’s appeal to justify the initial investment at this price point.
High tenant turnover risk The low tenant stability score of 35/100 indicates a likelihood of frequent vacancies and instability, potentially impacting rental income.
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