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 100 m² on the 3rd floor, energy rating C. Located on praceta Dom Jorge de Lencastre, 3, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. The property features contemporary granite countertops and stone-effect feature walls, enhancing its modern aesthetic while also offering a spacious attic for versatile usage.
The valuation. The asking price of €245,000 is slightly below the fair value of €253,165, resulting in a discrepancy of €8,165, or 3.2%. This places the property at a valuation that can be considered fair.
Fair value modelled at €253,165 from 5 comparable sales in the area. Asking €245,000 sits €8,165 (3.2%) below — the upside to fair value.
Asking €245,000 versus the praceta Dom Jorge de Lencastre, 3 area baseline of €208,652 (€2,087/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €208,652, adjusted for condition and micro-location, gives a modelled fair value of €253,165 (€2,532/m²), a €8,165 (3.2%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Dom Jorge de Lencastre, 3 | Subject | €245,000 | €2,450 | — | 60 | 50 |
| Setúbal (São Sebastião) · 4ba223 | Active | €175,000 | €2,612 | 6.6% | — | 49 |
| Setúbal (São Sebastião) · 0237b1 | Active | €200,000 | €2,532 | 3.3% | 60 | 53 |
| praceta Doutor José Romão dos Santos Ferro, 27 | Active | €199,000 | €2,010 | 18.0% | 70 | 46 |
| rua José Fontana | Active | €190,000 | €3,455 | 41.0% | — | 51 |
| Median comp | €194,500 | €2,572 | 5.0% | 65 | 50 |
Family rental The property presents a fair value compared to the listing price, hence it is a reasonable option for family rentals. However, the suburban location with basic amenities requiring travel may limit its appeal to certain tenants. Buy-and-hold This investment is priced fairly, indicating that it may generate steady income over time without significant appreciation potential. Given the mixed neighborhood condition and yield of 4.4%, it requires careful monitoring of local market trends to maximize returns. Long-term rental The apartment's listing price aligns closely with its fair market value, making it suitable for a long-term rental strategy. Nevertheless, its lower neighborhood ratings and condition suggest that long-term tenant satisfaction could be moderate at best.
Low Demand Risk The economic stability score of 40/100 indicates a weak local economy, which may lead to lower tenant demand and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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