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 99 m², energy rating C. Located on rua Fontaínhas, 28, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: The property offers stunning river views and the unique potential to convert the attic into additional living space, enhancing its value in a sought-after location.
The valuation. The asking price of €215,000 sits €7,325 (3.3%) below the fair value of €222,325, indicating a fair valuation for this property in Setúbal. This suggests a balanced market position without the expectation of significant immediate price appreciation.
Fair value modelled at €222,325 from 6 comparable sales in the area. Asking €215,000 sits €7,325 (3.3%) below — the upside to fair value.
Asking €215,000 versus the rua Fontaínhas, 28 area baseline of €243,217 (€2,457/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 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 €243,217, adjusted for condition and micro-location, gives a modelled fair value of €222,325 (€2,246/m²), a €7,325 (3.3%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fontaínhas, 28 | Subject | €215,000 | €2,172 | — | 35 | 41 |
| Setúbal (São Sebastião) · 162399 | Active | €190,000 | €1,827 | 15.9% | 20 | 46 |
| rua Forte da Bela Vista | Active | €150,000 | €1,948 | 10.3% | 35 | 49 |
| rua Libânio Braga | Active | €235,000 | €2,304 | 6.1% | 30 | 45 |
| rua Doutor Álvaro Gomes, 3 | Active | €205,000 | €2,971 | 36.8% | 48 | 50 |
| Median comp | €197,500 | €2,126 | 2.1% | 33 | 48 |
Long-term rental The 2-bed apartment in Setúbal offers a fair value proposition with a 5.6% gross yield, making it a viable option for long-term rental investors. However, the property is located in a rural area with limited urban infrastructure, which may restrict tenant quality and demand. Family rental This property is suitable for family rentals due to its size and fair valuation, but the neighborhood's low rating of 41/100 suggests challenges in attracting quality tenants. Families may appreciate the space; however, the rural setting and poor amenities could limit the appeal for long-term commitments.
High Economic Risk With an economic stability score of 35/100, the property is exposed to significant financial instability, increasing the likelihood of tenant turnover and vacancy.
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