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 89 m² on the 2nd floor, built in 1975, energy rating C. Located on praceta Cabo da Boa Esperança, 25, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment features a unique blend of yellow and wood design elements that add vintage charm, alongside a functional layout ideal for family living and proximity to local amenities.
The valuation. The asking price of €262,000 is below the fair value of €299,947, indicating an opportunity as it is underpriced by €37,947 (12.7%). This presents a favorable investment option in the current market conditions.
Fair value modelled at €299,947 from 6 comparable sales in the area. Asking €262,000 sits €37,947 (12.7%) below — the upside to fair value.
Asking €262,000 versus the praceta Cabo da Boa Esperança, 25 area baseline of €289,390 (€3,252/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 is below the parish average, reducing 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 €289,390, adjusted for condition and micro-location, gives a modelled fair value of €299,947 (€3,370/m²), a €37,947 (12.7%) gap versus the €262,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Cabo da Boa Esperança, 25 | Subject | €262,000 | €2,944 | — | 55 | 48 |
| rua Gil Eanes | Active | €248,900 | €3,151 | 7.0% | 55 | 45 |
| avenida Alexandre Herculano, 18 | Active | €299,000 | €3,934 | 33.6% | 60 | 45 |
| rua Gil Eanes | Active | €248,900 | €3,151 | 7.0% | 45 | 50 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 19f506 | Active | €280,000 | €3,590 | 21.9% | 52 | 50 |
| Median comp | €264,450 | €3,371 | 14.5% | 54 | 48 |
Family rental The property offers a fair value of €299,947, indicating it is currently subvalorizada at €262,000, representing a 12.7% gap. With a gross yield of 4.3%, this apartment presents a solid opportunity for family rentals, leveraging the rural characteristics of the Setúbal area to attract long-term tenants seeking quality living environments. Buy-and-hold Investing in this property could yield a promising return, as it remains subvalorizada compared to its fair market value of €299,947 and has potential for appreciation. With a gross yield of 4.3%, the buy-and-hold strategy aligns well, especially considering the limited industrial presence and the demand for housing in semi-rural settings like Setúbal.
Economic Vulnerability The property's low economic stability score of 35/100 indicates a heightened risk of declining property values or rental income instability due to broader economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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