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 100 m² on the 3rd floor, energy rating C. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The apartment features modern stone-effect walls in the primary rooms, providing a stylish contrast to the attic's structural issues, which hinder its full potential usage.
The valuation. The asking price of €245,000 is slightly above the fair value of €236,056, representing a difference of €8,944 (3.8%). This positions the property as fairly valued in the current market.
Fair value modelled at €236,056 from 6 comparable sales in the area. Asking €245,000 sits €8,944 (3.8%) above — overpriced versus fair value.
Asking €245,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €194,031 (€1,940/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €194,031, adjusted for condition and micro-location, gives a modelled fair value of €236,056 (€2,361/m²), a €8,944 (3.8%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 76b28a | Subject | €245,000 | €2,450 | — | 58 | 52 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 18.0% | 70 | 46 |
| Setúbal (São Sebastião) · 96c49c | Active | €179,000 | €2,521 | 2.9% | 73 | 49 |
| Setúbal (São Sebastião) · 0237b1 | Active | €200,000 | €2,532 | 3.3% | 60 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 15e0ea | Active | €349,000 | €2,529 | 3.2% | 70 | 52 |
| Median comp | €199,500 | €2,525 | 3.1% | 70 | 51 |
Long-term rental The property in Setúbal presents a gross yield of 4.4%, making it a reasonable option for long-term rental given its alignment with fair market value. However, limited economic diversity in the surrounding area may impact long-term tenant demand and rental stability. Buy-and-hold Investing in this property could be prudent as it is priced fairly at €245,000, but with a fair value of €236,056, the modest gap of 3.8% suggests that buyers should carefully consider potential future appreciation relative to the local economy. The rural focus and limited employment opportunities may not yield significant capital growth over time.
Economic Vulnerability The property faces significant investment risk due to a low economic stability score of 35/100, indicating potential financial volatility in the region.
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