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.
1-bedroom, 1-bathroom apartment of 65 m² on the 1st floor, built in 1983, energy rating D. Located on rua São João de Deus, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property features two balconies offering ample natural light and potential for creating additional outdoor living space, enhancing its overall appeal and versatility.
The valuation. The asking price of €220,000 sits slightly below the fair value of €229,371, indicating it is nearly at market value with a difference of €9,371 (4.1%). Verdict: fair.
Fair value modelled at €229,371 from 6 comparable sales in the area. Asking €220,000 sits €9,371 (4.1%) below — the upside to fair value.
Asking €220,000 versus the rua São João de Deus area baseline of €208,721 (€3,211/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €208,721, adjusted for condition and micro-location, gives a modelled fair value of €229,371 (€3,529/m²), a €9,371 (4.1%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João de Deus | Subject | €220,000 | €3,385 | — | 65 | 54 |
| Setúbal (São Sebastião) · 7caa68 | Active | €215,000 | €3,258 | 3.8% | 60 | 43 |
| Setúbal (São Sebastião) · 38b67d | Active | €215,000 | €3,981 | 17.6% | 70 | 53 |
| Setúbal (São Sebastião) · 6fb95c | Active | €228,000 | €3,800 | 12.3% | 72 | 46 |
| rua Gregório Lopes, 31 | Active | €219,000 | €4,867 | 43.8% | 72 | 58 |
| Median comp | €217,000 | €3,891 | 14.9% | 71 | 50 |
Long-term rental The property offers a gross yield of 3.8%, which aligns with the moderate income expectations in the rural Setúbal area. However, the limited amenities and employment stability in this neighbourhood may affect tenant turnover and demand. Value-add renovation With the apartment currently rated 61/100 in condition, strategic renovations could enhance its appeal and rental potential despite the property being fairly valued. Nevertheless, the rural setting poses challenges and might limit the investment's overall returns in a value-add strategy.
Economic Instability Risk The property is at risk due to a low economic stability score of 40/100, indicating potential challenges in attracting and maintaining reliable tenants.
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