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 61 m², built in 1971, energy rating D. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Property Features: This well-maintained mid-century apartment features functional wooden cabinetry and granite countertops, lending a timeless appeal despite its dated design. Location Highlights: Excellent natural light enhances the comfortable layout of this apartment, complemented by proximity to Parque Zeca Afonso, perfect for outdoor activities.**
The valuation. The asking price of €230,000 is significantly above the fair value of €195,605, making it overpriced by €34,395 (17.6%). This discrepancy suggests that cautious investors should approach this property with due diligence.
Fair value modelled at €195,605 from 6 comparable sales in the area. Asking €230,000 sits €34,395 (17.6%) above — overpriced versus fair value.
Asking €230,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €170,042 (€2,788/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 €170,042, adjusted for condition and micro-location, gives a modelled fair value of €195,605 (€3,207/m²), a €34,395 (17.6%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 07f9b7 | Subject | €230,000 | €3,770 | — | 60 | 53 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · e55520 | Active | €260,000 | €3,250 | 13.8% | 70 | 54 |
| Setúbal (São Sebastião) · 938516 | Active | €275,000 | €3,767 | 0.1% | — | 56 |
| largo Alberto Mendes Fialho | Active | €210,000 | €3,000 | 20.4% | 60 | 54 |
| rua Libânio Braga | Active | €280,000 | €4,118 | 9.2% | 68 | 57 |
| Median comp | €267,500 | €3,509 | 6.9% | 68 | 55 |
Long-term rental The property is overpriced at €230,000 compared to a fair value of €195,605, reflecting a 17.6% gap. With a gross yield of 4.2%, the potential return does not justify the current asking price, making it a less attractive long-term rental option. Family rental Given the property’s 65/100 condition and the neighbourhood score of 53/100, the asking price of €230,000 seems unjustifiable. This overpricing may limit its appeal as a family rental, as families typically seek better value and amenities in more desirable areas. Buy-and-hold The investment outlook for buy-and-hold is compromised by the property being listed above fair value, which diminishes prospects for capital appreciation. At a gross yield of 4.2%, the property does not present an enticing prospect for long-term value growth, given the current price point. Not ideal for: Student housing, Luxury market, Short-term vacation rental Due to its pricing and neighbourhood quality, the property is not well-suited for student housing or the luxury market. Additionally, high home prices could deter short-term vacation renters looking for competitive options in the area.
Economic Dependence Risk The low economic stability score of 40/100 indicates a potential vulnerability to economic downturns, which could adversely affect rental income and property value.
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