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.
3-bedroom, 1-bathroom apartment of 80 m² on the 1st floor, built in 1988. Located Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. This apartment features high-quality herringbone parquet flooring and substantial built-in wardrobes, enhancing functionality and aesthetics against its weathered exterior.
The valuation. The asking price of €305,000 is significantly above its fair value of €259,272, representing an overpriced status of €45,728, or 17.6%. This raises concerns regarding potential investment returns. Buy-to-flip angle. The buy-to-flip strategy could capitalize on planned renovations, but current pricing limits potential upside after costs and market fluctuations. A thorough market analysis is necessary to assess realistic profit margins. Buy-to-let angle. Employing a buy-to-let strategy, the gross yield is estimated at 3.5%, translating to approximately €890 per month in rental income. Given the property's condition and neighborhood rating, tenant demand may fluctuate in this rural setting.
Fair value modelled at €259,272 from 6 comparable sales in the area. Asking €305,000 sits €45,728 (17.6%) above — overpriced versus fair value.
Asking €305,000 versus the Setúbal (São Sebastião), Setúbal, Setúbal area baseline of €228,557 (€2,857/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €228,557, adjusted for condition and micro-location, gives a modelled fair value of €259,272 (€3,241/m²), a €45,728 (17.6%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Setúbal (São Sebastião) · 07fd51 | Subject | €305,000 | €3,813 | — | 60 | 53 |
| Setúbal (São Sebastião) · 6a92cf | Active | €225,000 | €2,586 | 32.2% | 68 | 39 |
| praça do Brasil | Active | €280,000 | €3,544 | 7.0% | 65 | 49 |
| Setúbal (São Sebastião) · f365fe | Active | €235,000 | €4,052 | 6.3% | 70 | 59 |
| Setúbal (São Sebastião) · 468026 | Active | €235,000 | €2,938 | 23.0% | 72 | 49 |
| Median comp | €235,000 | €3,241 | 15.0% | 69 | 49 |
Long-term rental Despite its potential as a long-term rental property, this 3-bed apartment in Setúbal is overpriced at €305,000, well above the fair value of €259,272, indicating a 17.6% discrepancy. With a gross yield of only 3.5% and a neighbourhood rating of 53/100, it presents limited appeal for sustained rental income. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is challenging given its current pricing at €305,000, which exceeds the fair market value by 17.6%. Additionally, the condition and tenant quality in a predominantly agricultural area suggest that long-term appreciation may not align with the high acquisition cost.
Economic Vulnerability The low economic stability score of 40/100 indicates a heightened risk of financial downturns affecting property values and market demand.
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