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 66 m² on the 2nd floor. Located on rua José Groot Pombo, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This property features modern living spaces with industrial-style brick accents, contrasting with the kitchen's worn cabinetry, offering significant potential for customization and aesthetic improvement.
The valuation. The asking price of €280,000 sits below the fair value of €302,156, indicating a differential of €22,156 (7.3%). This property is fairly valued, representing a sound investment opportunity.
Fair value modelled at €302,156 from 6 comparable sales in the area. Asking €280,000 sits €22,156 (7.3%) below — the upside to fair value.
Asking €280,000 versus the rua José Groot Pombo area baseline of €258,361 (€3,915/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting 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 €258,361, adjusted for condition and micro-location, gives a modelled fair value of €302,156 (€4,578/m²), a €22,156 (7.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Groot Pombo | Subject | €280,000 | €4,242 | — | 68 | 57 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a80774 | Active | €259,000 | €4,625 | 9.0% | 75 | 48 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · 49b97e | Active | €290,000 | €4,531 | 6.8% | — | 55 |
| rua José Carlos da Maia, 62 | Active | €182,500 | €4,345 | 2.4% | 72 | 46 |
| Setúbal (São Julião, Nossa Senhora da Anunciada e Santa Maria da Graça) · a809a9 | Active | €259,000 | €7,194 | 69.6% | 75 | 48 |
| Median comp | €259,000 | €4,578 | 7.9% | 75 | 48 |
Buy-and-hold The property is currently listed at €280,000, which reflects a fair valuation when compared to its fair value of €302,156, indicating a potential for steady appreciation in the long term. With a gross yield of 3.3%, this investment may offer moderate returns in today’s market environment. Family rental Given the suburban location of the 2-bed apartment in Setúbal, it is well-positioned for family rentals, appealing to tenants seeking a suburban lifestyle near amenities and schools. Despite a neighborhood score of 57/100, the property holds a fair value status, supporting a stable rental income potential. Long-term rental The apartment achieves a gross yield of 3.3%, which suggests reliable, albeit modest, income generation over time in the long-term rental market. With its fair valuation at €280,000, the investment aligns well with the demand for consistent, long-term housing options in Setúbal.
Economic and Tenant Risk The economic and tenant stability scores of 60/100 indicate a moderate risk of tenant turnover and economic shocks affecting rental income stability.
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